In markets like Indianapolis, you can find new construction duplexes with solid rental returns at a much lower price point, often in the $400k range or lower, with better cash flow than many coastal markets.I work with Neu Real Estate Group, and we specialize in new construction duplexes for investors, specifically designed to maximize rental income.

So a healthy buffer, and then from there they'll be working annual increases in that range I mentioned before. 

The vast majority of potential tenants I interview say something like "I'm only here for school" or "I'm only here because we're between houses". 

Not sure how I missed it originally - but it has rang true so far in our experience. 

I'm looking to purchase 10-15 new-build single family homes (250k-$300k range) as long term holds.

I personally include washers and dryers in all my rentals and even have dishwashers and microwave range hoods in my nicer rentals.

She is older and lives on a fix income and I will confirm but I believe her federal tax bracket will be in the 10-12% range. 

If you're still using "rules" to bid on properties , especially in this price range, you're destined for a loss.   

I use over the range microwaves in all my rentals; it's just one less appliance renters need to bring and gains huge real estate in small kitchens, and the microwaves are almost the same cost as the hoods any more.As for the countertops the spots that always get ruined are the areas exposed to moisture; the clear poly repels the moisture and binds the sawdust together in the particleboard.

All over north side of chicago (class B to A) you can get 4 units for $800k-1 mil range that market rate rent $7-9000 a month.