@Lance Neighbors wondering if the new casino will change things.

We buy a lot of non performing loans.I suggest to newcomers that they invest with an experienced flipper, fix and flipper, do at least 3 deals and understand the terminology and the way business is done before you venture out.we only accept accredited investors that are highly sophisticated

There are still value adds more sophisticated than rehabs.  

Most attorneys will guide you away from them, but there are a few more sophisticated investing attorneys that understand the process.

It also requires gaining a level of sophistication and knowledge that not everyone has the time, inclination or ability to do.

G'Day Alejandro,As a few have already mentioned, take a peak at Toledo also.In my opinion lower potential for long term appreciation but solid/"boring" cashflow.I prefer my portfolio to be "boring" but cashflowing lolLow entry points (Sub $100,000), high rents (Above the 1% rule).Blue collar working class decent folks that will stay and pay.Depending on the area but no derelict homes, yards well kept, cars with wheels and all tenants are employed.Plus, all are sophisticated enough to pay rent online so property management doesn't have to collect rents with bullet proof vests and shot guns lolI'm bias toward Toledo but it's worth considering.Wishing you much success

These include traditional rehabs to sophisticated market specific value adds.

In my experience it just indicates people who probably grew up in a family where they were not sophisticated with money.

Many investments in multifamily also will allow up to 35 "Sophisticated Investors".

People smarter and more sophisticated than me in business law have advised that there are 1000 ways to pierce the shield of an LLC.