a property that cost $140k has not had appreciation that has kept up with appreciation.  

Hi Max, I can speak about the Columbus Ohio market (as this is the market I specialize in) but yes, there is strong competition here and there are obviously some cash buyers and they will always have a slight advantage.

I am doing my best to accommodate and fix the insulation as well as see if there are programs in place to lower the cost. however i want to be firm with tenant as they are not compliant with paying rent because of the cost of the utilities.

Over the years, I’ve seen how a tight knit community sometimes means less competition and more welcoming neighbors.

When you bring in intentionally say 20 million illegal immigrants you lower the wages on lower income people both by their wages and increasing their cost of living thru more competition for resources.  

They sell a 4 unit for close to 1 million dollars close to Jacksonville. they want 250k or 300k down. there's no upside. you can google the properties on biggerpockets and there isn't a lot of satisfaction. it's a slow return and get rich slow strategy. our focus is always as a builder to add maximum value, lower cost as low as possible, build and rent and build and sell the same product and raise prices to help investors out. we have a large market share and large purchasing power in our market in columbus ohio. the one strategy I never liked about turnkey new build brokerage companies like them and build2rent or others is they don't really build close to urban centers and most are single family homes. the numbers don't work on single family homes. if single family was the way to go more companies would be doing it. but by far the most common type of new construction built is three story walk up apartments.

IF you have super strong income and you and have a lower 1st lien, lots of equity - MAYBE your best bet is using a local bank or CU to get most competitive HELOC inv terms.

Houston is competitive but a strong market.

It's crucial to have a team that can provide both on and off-market opportunities, as Columbus can get a bit competitive.

You want to focus on areas where you have a competitive advantage (you have lived there or you have family and friends there) and then compare those areas against widespread list of great areas to invest.Good luck!