The squatting tenant in the liberal city is the bogeyman for most RE investors.

Dual City Investments has done multiple Section 721 exchanges and accepts 721 properties as capital contributions into their fund (Dual City Advantage Fund).

This is a major reasons bay area investors look in the midwest in faster growing cities. 

I'm entirely STR focused as an agent as well, and work with pretty much exclusively STR investors, so I have my finger to the pulse of the regulatory environment here in a county, city, and even neighborhood basis.

This helps give you a 30,000 over view of what a potential city/zip/street is like https://www.areavibes.com/It gives you a total livability score and this is the criteria I have come up with over time.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below FCheers from Fort Worth, TX 

The housing explosion of the late 90s/early 2000s saw expansion to the outer portions of the city and 4-plexes were not a part of that expansion.

I started by going through the posts here using the search function and then trying to connect with the realtors and investors and whole salers and lenders specific to the city I am interested in!!

FYI in cleveland when the city sees the owner as an out of state entity you are put right in the cross hairs and they will literally go measure the grass and fine you and make it a criminal offense. so in cuyahoga county yes i agree to use a LLC but I would do an ohio one.

If you are outside of the city limits you work with Fannin County and the process is pretty painless.

Landlords are going to have to fix these properties, and with many cities looking for affordable housing solutions, these owners may be in trouble.Renting appears to be more in demand, and is currently cheaper than buying.