IN my mind these days any rental property under 100k is worth what someone will pay for it.. since literally NONE of them get sold to homeowners only investors.. so the valuations are backed into by rental income more like Cap rate for MF.. its what ever an investor is willing to pay for a given cash flow.Hi Jay,All of my areas in Toledo are heavily owner occupied.They are also all under $100,000.It's great to be here and we have had quite the monopoly for many years now.Hedge funds don't like us because we aren't a sexy city and everyone else followed LeBron to Cleveland heheWe put our head down and just hammered out deals.As inventory tightens nationwide (I don't remember having a conversation with other players where someone didn't cry to me about how they can't find product) we still feel like kids in a candy store.I'm buying the same stuff I was 5 years.Please don't tell anyone that deals at 30 cents on the dollar and 15% net cap rates are falling of trees here.You just have to do the work and deal with shady contractors lolThanks mate

My school isn’t sexy and my experience at school wasn’t “FUN”, but since my intent in pursuing my business degree was to maximize ROI (minimize financial input and maximize financial gain in the short and long term), I know I made the right choice for myself.

As a young beginner, your first step is to read this book from Bigger Pockets. www.biggerpockets.com/teenIt is specifically for teens who are exactly where you are right now - the beginning.

Did it with my two teens. 

I also like www.cashflowconnections.com Hunter Thompson is smart and well diversified into asset classes I like a lot for the next 10 years, Self-Storage, Mobile Home Parks and Value-add apartments on the more affordable side, NOT CLASS A.Gaw Capital is also a firm i have directed some of my private clients to review, if you want international diversity.You need some geographic and asset class diversity, and this structure is hard to beat, you could go with 1 firm, but i feel putting the hypothetical $3.5mm into 2-3 top notch, recession surviving firms is best. make sure they have been through a recession.With good operators, you should be pushing high teens IRRs fairly safely. this is VERY PASSIVE and IMHO a fairly safe way to go.I tell anyone who will listen this is where i would park my money if i wanted passive cashflow and some upside potential. 

That being said, I would love to own there, but it's not as sexy and Top Dog status as it was 2-3 years ago.

She is very sexy and cute even from seeing her from her backside when I was driving my plumbing van one day.

I just saw today on line that a teenager went to the address of the wrong house to pick up his brother...A man answered the door and shot the teen in the head--then shot him again after he hit the ground.  

definitely too rough of an area.. a lot of houses are dilapidated on those streets... and the prices that they're selling for are as low as the teens..

What about post foster care when the kids get to big, or they are in there teens, half way houses, post military housing, Section 8, not to mention all the free money you can get, Grants, NO taxes, HUD homes.