In Portland most of the C+ to B areas have outperformed the Class A areas here In the last 5 years.

I think Panama City beach would outperform or if not be at PAR with Gulf Shore Alabama.

I can only assume eitherA: Wholesalers are your competition and they out perform you orB: You have been very badly burned personally. 

You have more like a 95/5 principle - 5% outperform the other 95% combined.

I don't care for MF that are located immediately adjacent to other MF.When condos were selling for $150k, duplexes were selling for $350k to $400k and 4plexes were selling for $650k to $700k, it was a no brainer for me to buy condos because the probability of these condos to outperform 2-4 units were much greater.

If your annual pricnipal and interest payments alone are $80,000 and airDNA says you will only gross $50,000 it is so far off that it probably wont work even if you outperform your competitors. 3.

I think there are numerous investments that can out perform those singles that require less effort.Good luck

Several years ago I had stacked them up side by side and Beyond out performed Price Labs but quite a lot, more swings and dips during high/low demand periods. 

You’ll have to significantly outperform your stock portfolio to make up for the tax advantages of leaving the money in a 401k and the extra time needed to do well in real estate. 

Note both cities would have far out performed any city with virtually no appreciation pretty much regardless of the cash flow because even a 2% property would have only 24% rent prior to any expenditures.