As far as minimum's, I like to see 7% projected CoC with what I can observe are conservative underwriting rules of thumb, 15%, or better IRR over the life of the deal; hold period up to 5 years. 

Not saying that's a reason to be greedy ourselves, just to observe general market sentiment.

Hey Dom, I haven't actually tried either of these but the mail person idea got me thinking and I am going to try both of the following.Bus Drivers - drive all around certain areas and definitely can see a lot of houses and when they drive around enough they will observe some things most people wouldn't see when driving by once.Garbage Truck Drivers - Same situation as Bus Drivers but drive many more areas.

Nice 2 bedrooms sell for $115k+ and this was the sqft of a 3 bedroom.Also, in Nov of 2021, I knew home values were going to be higher in Spring of 2022 to give my ARV appraisal even better comps.Basically, could tell it was undervalued and for some reason no one wanted it...Observations- Noticed the listing write up was short/poorly written/uninformative- Listing photos were bad (pretty sure that's a google street view front pic, or maybe just a cell phone without even getting out of the car lol)- Listing agent was hard to get ahold of (predictable)- Was near impossible to get an approved showing (how it is 80% of the time on these types)- Tenant was Section 8 (there just went 75% of market interest)- Tenant was paying way under market rent $940 (another thing many aren't willing to take on.

I can tell you from observation that if you go for cash flow in the Denver market all you end up with is junk in the 'hood.

Observe BP long enough and you'll figure out a great game plan.

I went initially to see how the process works and observe, I was the only person to show up. 

I am also starting to observe that everyone is leaving the stock market to get into rental properties, that could be an opportunity to invest more in the market.

Re-read my post, it was a series of factual statements.It is unfortunate that you have decided to believe that it's "dismissive" or "disrespectful" to observe that you (apparently) hold the ideological belief that persons of color and those commonly called "trailer trash" have not been f-cked hard, repeatedly, by the financial services sector, but your choice to hold an ideological belief has... nothing to do with reality or "truth".Buddy, I'm in the financial services sector.

@Eric SchaafCouple of quick observations:1.