@Marvin Song I just sent you the PM info

But cap rates don't tell the whole long-term return story, so be wary of  the siren songs of the C/D-class Midwest MF, IMHO!

Start by performing due diligence. there's a reason(s) why it hasn't sold for going on 36 months.

I found out the reason people can't see the video from mobile devices is because I used a song (Welcome to the Jungle) that is copywrited.

You don't have to go in each one but I'd probably shoot for going into dozens.Start with one house and see how it goes.  

There is a country song... you gotta know when to hole um... know when to fold um... know when to walk away and know when to run... great questions- 

@David Song - exactly.  

But non with conventional financing except the ones I bought that were new construction and were 140 to 220k each I bought for go zone tax benefits.. some of the best rentals I ever had when you factor in all aspects.  50% tax write off day one.. and a little bit positive with 10% down 6.5% fixed.. but the renters are A class no maintenance no vacancy to speak of and no repairs  rents 1300 to 1600...

You should find a reliable general contractor who is "hands off," where you can just tell him the work that needs to be done, sign a contract with a deadline and the rehab needed with a per diem for going over, and just come back in 2-3 weeks when it's done, then sell/rent it/whatever your exit strategy.When selling a flip, consider listing it a bit low and letting the offers/bids get close enough to it, if you want to have a shorter DOM.Make sure you buy the highest ARV you can afford to maximize your profits.Consider leveraging your money for more security/profits.There are all sorts of exit strategies out there.

Got across this 12 lane street and all of a sudden there was a crowd of white folk all sporting huge fros in different colors and the broke our break dancing to Marvin Gay's "Lets Get IT On" yes, I know it's a slow song, but the dancers are a lot older now!