When rates return, you should be able to refinance and improve the CoC return to the high 'teens or low 20's.

Teens would choose an arcade game over board games and puzzles any day.

I would stay out of noth st louis city its a different world up there on par with East St Louis the rate of returns look sexy but they're hard to achieve with high turn over.

Motivations Magnetism Motivation is sexy.

Is it a "sexy" way to do buy and hold rentals?

In my neck of the woods everything was built in the Teens and 20's; so everything I buy is knob and tube wiring, lathe and plaster, etc.

I've done some properties that are a bit more than that range but the numbers aren't nearly as sexy as some of the lower end stuff.  

However in the very upper-end, things are still moving fast and we’re seeing record-setting sales and a lot more sales in the teens than we’ve ever had before. 

It's super sexy!

It's not a sexy thing to hear it will take time, but that's the reality, you get too millionaire via many MANY small steps, each building upon the last meaning it's all that more important that the previous is a SOLID step.