Pick up one mid to LT rental in a high medical community outside of my current market.I have always been afraid to leave my current market and I want 2025 to be the year I get over the fear.Be more involved in economic development in my current market. 

Regardless of paper returns, as you noted, these are the homes located in areas that suffer first and the most in an economic downturn or other times of distress. 

OK Thanks Chad.. yes now that you clarify that and I also work in the low value asset sand box but only to Investors who have money to turn them around I would never count on those owner occ's to cure at least at any large % to easy to  walk  and the properties as you mentioned many will be functionally obsolete and economically obsolete so they turn into your basic zombie house that local wholesalers go for ..

Trenching, utility connection charges and etc. add a huge cost handicap which makes the economics unworkable in almost every case. 

He is enticing people into paying more than the minimum, it is no more complicated than that.Pay mortgage payment = 22 years of payments (in his summary)Pay mortgage + HELOC principal + HELOC interest = 9.6 years of payments (in him summary)There is nothing wrong with it, it is behavioral economics.  

All he has to do is to not make it a "blanket" moritorium and make the tenants prove economic hardship through predetermined government standards and let us evict those taking advantage.   

So, cycles happen and we will likely have another down rate cycle in the next few years but it might just be due to another economic issue, so sometimes be careful what you wish for. 

Here are the biggest mistaken assumption unsophisticated investors make when contemplating an investment in a deal1- that the Sponsor is an expert in the field of investment2- that investments, economic markets, financial markets are predictable with any accuracy3- that PROJECTED returns are PROMISED / GUARANTEED returns4- that because they NEED their investment to be liquid the sponsor will provide said liquidity5- that the “deal” is more important than the sponsor. 

Local market economic conditions. 

If you want appreciation, identify markets with expanding industries, positive growth trends, and bright economic forecasts.Columbus, Ohio is a great market to consider if you're looking for appreciation markets that still cash flow.