Wow, I sound like I'm in Alcoholics Anonymous.

My current affordability is around 250k (moderate) to 350k (aggressive).

Moderator note: I have moved this to the other forum, please do not double post.

Sit tight......Or, perhaps a moderator that sees this can enlighten me.Shawn

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so work force more diverse.. but that also leads to very moderate gains in values and values because there are so many rentals are really related to what one will pay for a given cash flow and the 1% rule seems to be the bench mark for OOS investors to take the leap to other markets.. unlike the west coast were our locals are happy at the .05% rule... there is no way they are going to Memphis or Cleveland or any other mid west market for the 05% rule.. why would they with no real value growth there are better ways and safer ways to invest.So where does the investment real estate inventory come from.1. burnt out landlord syndrome there are areas of the city that many won't work in @Chris Clothier commented on those neighborhoods in a thread earlier this week. 

Metro that have seen good appreciation, and still have some moderate cash flow.

On a large loan $200K to $500K with moderate risk, 3 points with 7% rate.

If it looks like the area, albeit run down and in need of moderate to extensive upgrading, is undergoing progressive and aggressive gentrification that's the perfect place to invest in IMO.

Those with moderate risk:Expensive buy and holds- Rents lag and if a market declines the rents will eventually drop.