If its not selling its , location , price , or condition or a combination of all 3 

Although, this is one of the toughest cash flow markets I've seen you can still occasionally find deals that make sense when combining strategies such as value add and rent to own, or short/midterm rentals.

Not a good combination I'd say-maybe even a lot worse.Don't stretch yourself too thin.

I am not expert on the why part but I noticed modern apartment put the water heater in different storage room.

Or maybe you want to do a combination of the above?

I managed to do that through a combination of doing cosmetic updates and then refinancing out plus using cash flow to extract any remaining money left in the deals.If you want to be aggressive like that you'll probably be looking out-of-state.

Carrollton seems to have more due to the rolling hills nature of many neighborhoods in combination with bad dirt. 

Each new job will increase the demand for housing.In ConclusionWhile nothing is guaranteed, the combination of population growth and limited land for expansion virtually assures that prices and rents will continue to increase.Thanks for reading my post.

But it comes down to the operation of the property overtime combined with the decisions that you make over time, and the renters that you vet, and your purchase price.Just my 2 cents.

If I’m going to use a combination of hard money and conventional (maybe FHA) loans, I will need a LLC for hard money eligibility anyways.