I have observed clients who have purchased properties based on the 1% rule but have struggled to stabilize them.

We have multiple single family rentals in Cahokia Heights that we purchased about 1-1/2 years ago. 

These are all going to be 2 bed 1 bath a little less than 700 sq ft. 

The fear of renting while out of town is common, but it's easy to overcome, especially when you have friends and a handyman.

We found an opportunity to purchase a huge SFR with two kitchens located next to a commercial zone which was previously used as a sober living facility.

I also think $1250 is too high for a 2 bed/1 bath in PTown.

Because you are forcing equity into the house you are sometimes able to pull back out the entire purchase and rehab process to return to your investor then you own the home with just the mortgage.

That was a substantial discount compared to my friends who were paying 2k+.

Purchase price: $190,000 Cash invested: $62,000 On market as of 11/30/2024.

Stuff happens, who knows what hidden BS can be found on a purchased property ESPECIALLY a D-class "garage price" home.