So, if I price my properties to exceed that on average, I'm actually making MORE money overall than if I priced the rent higher and had tenants staying less than 2 years on average. 

Why not save more money and look at higher value properties?

On the other hand, if you are looking to do a more heavy value-add with renovation you may look for bridge or private money options.

IMHO you should invest in a place you like to visit or the highest ROI.

Indiana in general is a good state to invest in.

Currently selling two SFRs to 1031 into a seller financed 9 unit mixed use property - I am still excited to learn new strategies 13 years later.I have some of my investments on my profile and some info regarding each.

As of February 2025, the median sale price reached $569,000, marking a 19.2% increase from the previous year. redfin.com This upward trajectory underscores the area's growing appeal and investment potential.2.

For me it’s been a blessing and money well spent.

In Memphis, TN, we have solid communites to invest in around our airport.

Warning:If you depreciate a property down near zero and then have to sell your property at a loss during a situation of distress...You could end up giving all the proceeds to the bank AND owe the IRS a big chunk of money for recapture.Long-term tax planning with real estate needs to be coupled with risk management and making sure you don't lose any properties.