There’s a big difference between an area that attracts stable tenants and one where you’ll be chasing rent every month.Personally, I’ve built a 12-door portfolio here, and it’s been a mix of cash flow and appreciation.

Purchase price: $545,000 Cash invested: $545,000 New Construction Duplex - Beautiful Design and very nice curb appeal. 3 bedrooms 4 bathroom - All bedrooms have private bathrooms.

Purchase price: $565,000 Cash invested: $200,000 Current Price: $599K (originally $649K, 67 days on market).

One of the best hacks if you have limited cash is to buy a primary residence with up to 4 units.  

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

To be fair, I've encountered situations where the Section 8 rent received was higher than what cash paying tenants were paying.

Purchase price: $253,000 Cash invested: $130,000 Rural hobby farm on 4 acres.

If you plan to use cash to finance your acquisition and rehab expenses, this will help minimize risk exposure to a certain degree.

Was it included as a credit/debit on the HUD so it should have reduced your cash to close? 

Columbus in particular has been a strong market for both approaches, with solid fundamentals for long-term appreciation and cash flow.