CA is a boom-bust state and where one buys in the cycle is critical.

Many are skilled at dodging bill collectors, and hence the frequency of default judgments for landlords where tenants never show up.

@Maggie Atilus I am in Capitol Heights and truly believe it is on the verge of a nice boom being on the outskirts of DC please let me know if you have anything.

I'm not talking boom or bust appreciation but rather 3-4% on average.

It feels like that south King county area is booming with new members, you are in good company!

I already have two properties like this under my belt (a duplex in a booming area and a 4 family in an up and coming area).Who is out there doing deals on 1 property that cash flows $850/month, and what kind of deals are they?  

She's asking $620,000.00 Doing my research though the county tax assessor and collector's office, their sites give a roll value of $59,850.00.

Saturation is a huge issue there, in my opinion, since the boom a few years ago and that affects vacancy rates and exit strategy (there have been posts about just those on here).However, with all of that said, Memphis is better to invest in than the majority of US cities.

Many years ago during the real estate boom I went out on a limb and purchased a home in rural SC.

More conservative investors try to use 15%, in a booming city with the right property, some will use 8%--but personally I think you will need real reasons to use that, beyond "I can't find anything otherwise".