Thanks for all the gems and insight, I appreciate it

Most deals with awesome cash flow are rookie traps - they think they have found a hidden gem not realizing that all the seasoned investors have already seen the deal and passed.

While it is a lot harder to find any cash flowing properties, there are gems out there.

There are some areas on the south shore and south coast that are worth considering.Wareham, Taunton, Brockton, Fall River and New Bedford all feature lower acquisition prices - but balance that by looking at local crime stats.Middleboro is a bit of a gem in my opinion, as you get somewhat lower pricing without the same kinds of crime density. 

And this aligns my RE passion with my wife's passion for vintage 1950's cookware.

The home prices here are pretty good, they seem to be rising with the rest of the housing market, but from time to time you can find a gem for a nice price. 

I know the market in Charlotte some but I’m curious were are some are the gems where investors are buying at in Charlotte

We've shifted recently to buying late 90's early 2000's vintage deals with minimum value add because the returns are about the same as a heavy reposition.

A 5% cap deal only gets you 60s to 70s vintage product in suburbia out here. 13% ROE would be the deal of the year!

It's not much of a hidden gem anymore and therefore a lot of people are moving into the area.