We still see 1% deals here that bring positive cash flow and have potential for appreciation. 

If people want an area to build with understanding day 1 may not cash flow but in 10 years you will be in a really good spot the area I believe is perfect for that.

But prices don’t always drop right away; they often stabilize as buyers and sellers adjust.For multifamily, rising rents in many markets have helped keep prices steady because higher rents mean better cash flow.

I prefer a balance between cash flow and capital appreciation.  

@Blake R.From my experience, land investing is a low-cost, flexible entry point but lacks the cash flow and quick appreciation of multifamily properties.

We are solely working on assisted living:- Buying homes and leasing them at higher than market rates to these business operators- Purchasing existing businesses with the real estate- Developing / building newFor us, the business makes the real estate cash flow, we can create a massive impact, and the demand outpaces supply and will continue to be that way for the next couple decades.

Once that reserve fund is established, move all future cash flow to an investment account.

You can also double hack these if you have enough units and live in one unit and use one unit for your business, but of course that decreases your cash flow but increases your usability.You can also use an FHA loan to get a mixed-use property with only 3.5% down if the residential square footage if more than 50% of the total square footage.

We see a lot of success in the suburbs:Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

That HE loan would make you cash flow negative on the first property, especially considering you are not even factoring in any repairs, maintenance, vacancy or management.