Hi Brian,  Middleton is a gem, west chester and mason are too populated!

You can also keep searching till you find the gem in your backyard.

The house is full of junk (typical FC) but other then needing 3-4k in paint and carpet it is ver sound (roof might be older but looks good for at least a few more years).So here is our situation:Bought the house for 12.5k, Rehab 4k MaxMechanicals good (other then older roof) Water heater is newer, furnace is decant vintage, actually has central air.Rents are $1,000 a monthResale price estimate list for 60k sell for 55k less closing costs.So do we put this in rental mode with a PM and cash flow it or sell it and go see if we can find 2 more in it's place.What rules and guidelines does everyone use to evaluate deals like this?  

I may be too late but I have found a gem that is scheduled for auction 6/10.

I am a licensed realtor so I do have access to the MLS but I am finding it to be rather tough to find those gems on there.

These are typically 1980s vintage properties that have not been upgraded w/the times but w/a solid business plan you can close that gap.  

@Dolly Caswell just because you don't live there, doesn't mean you can't invest there...I bought this gem from HUD for $25,000 - put $10,000 into it, have had it rented out for the last 3 years to the same tenant for $750/month and have never spent more than $100/month in maintenance.

Last gem, run it thru a hard money lender.

Perhaps your realtor is a hidden gem in the industry.

I mail to those one or two unpolished gems in an otherwise nice neighborhood