Implementing a value add strategy, which will raise rents and force appreciation has been an unfair advantage in just about any market condition. 

This hands-on strategy allows you to add immediate value and build capital quickly to reinvest in larger deals.

You can start by researching the market, connecting with other investors, understanding your strategy, and practicing your calculations (you can use BP calculators to help with this).

The rent versus price seemed good.

@Khaled El Dorry This strategy is know as a consolidation exchange, and like what @Adam Bartomeo said a single buyer might be difficult to find.

I also notice that @Gregory Schwartz mentioned Huntsville in particular—I definitely think that it’s a strong market for long-term appreciation.As for your concerns about investing out of state, I think an investment strategy that is as close to passive as possible would be best.A do-it-yourself approach—where you acquire a property, place a tenant, interview a bunch of property managers, and handle maintenance yourself—is going to be pretty tough to do remotely.

Since your goal is lowering monthly payments for better cash flow, it might be worth focusing on reducing expenses elsewhere or exploring other investment strategies.

However, I also think that a lot of people who set out to pursue this strategy miss the fact that it is literally a lifetime commitment to deferring taxes, which by definition means not realizing the gains.

Look at their marketing strategy.

Hi @V.G Jason and Lilia,I came across this thread while digging into discussions about real estate strategies, and I couldn’t agree more with the focus on long-term thinking.