The substantial cash need for large down payment or all cash that most others don't have .

One thing to be mindful of is the cash flow of the property as you get into higher LTVs.

It will be very difficult to cash flow in Austin using traditional LTR methods unless you put down a huge down payment.

I'm open to properties were cap rate is around 10%+ and Return on Cash is 10%-20%. 

As long as the property cash flows, that's what is mainly needed. 

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

I'm struggling because the first 3 homes I bought were homerun off market deals 3-4 years ago w/ great cash flow and appreciation. 

@Cosmo DePinto,I’ve seen investors do great in Huntsville—let me share a few detailsIn short, yes—it’s arguably one of the strongest markets in Alabama for a balance between cash flow and appreciation.

I am considering buying the property in cash then hiring Servpro to fix the cigarette damage.

That means paying all cash isn’t an option unless you plan to bring another $600k to the table. .