A true levelized cost of energy (what the true price would be if it were an actual free market) gets very complicated quickly and it's basically impossible to calculate accurately due to the energy industry being so heavily manipulated by incentives from the government for so long, across all forms of energy. 

Have you scoped out a market yet?

So overall experience of your QI to work in a number of markets and locations is really the key. 

I know a little about the phoenix market and agree it is growing. 

Reno Scenerio Off Market Purchase Price - $185k ARV = $315-335kReno - $55-65kHolding - $10kClosing both ends - $25k= $335 , $315-$285 =$30-50k gain  As-IS Scenario Purchase - $185kSale Price on MLS :$225- $235kClosing both ends - $20kHolding - $4k= $235 - $209 =$16-$26k gainIn both scenerios I’ll be 1031ing it into a new investment.

If you are willing to live in urban areas you may want to talk to a local bank in your market and see if they have any incentives or grant loans for certain areas.  

I haven’t completely dismissed the possibility I can get into some great markets out of state, it’s just the unknown is so great about it, I haven’t given it a ton of thought. 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Good market or not so much thx 

Particularly I am looking at some 6-plex and 8-plex units in my target market.