(I had to do something about the mint green and Smurf blue toilets before I got around to gutting the bathrooms.

You can travel up 146 and find more blue collar markets close to industrial plants.

By contrast, it sometimes appears that the HML that are a little lighter on the rate (still high, but not THAT crazy), but with higher fees (clearly this is their money maker), really REALLY want to ensure you get out of the HML ASAP, so they can get paid back, allowing them to re-lend that $ and collect those high points/fees from the next person ("velocity" of $ is the concept, if you want to google...

We went to June Lake near Mammoth where the sky was blue after weeks of smoky skies.

Map areas with a darker shade of blue have higher cap rates.

Personally, I like lighter rehabs where I keep my rehab costs as ~<20-25% of the purchase price. 

Luxury Yacht (with decent expendable income) who owns a 3 year old SFH he rents out at market rate in a class B area to stable renters may make a different decision on what to do with monthly cash inflow than Just starting out on a shoestring and a prayer blue coller worker who owns a 70 year old class C that is overdue for a rehab.That is based on personal ability to meet costs when they come due and the probability that costs will come due.That being said, it's always intelligent to budget for CAPEX using real life numbers vs IRS or guesstimate numbers.You also need money for turns, which includes carrying costs when unoccupied and etc...As well as unexpected costs, such as roof damage, or early appliance failure--such as a refrigerator.Good Luck!

You took the blue pill obviously...I'm pretty sure you know that's a directory from UWM, United Wholesale Mortgage and you'll only find brokers who work with UWM on that directory. 

So I told his wife, I'll make a list for you guys to work on in case he gets bored again.Since then, I give preference to older blue collar guys, with families, rather than young MBA types, just finished collage, has impressive job titles in investment banking, but can't figure out how to tighten door knobs, or know shower curtain go inside the tub, not outside, so water won't leak downstairs.

We're in the Blue Ridge Mountains so people come here for the hiking, outdoor activities and cities nearby that have great breweries and food.