NOW those same places are selling for mid-300K and command 1900-2500/mo in rent.

@Bryan Metz @Robert FinnNavarre, Mary Esther, Fort Walton Beach and Niceville are great markets to invest into since we are surrounded by various military bases, government personal (contractors and special operations command) and have access to the beach which has a strong market for outside buyers and vacationers. 

Problem is, there home is really worth what they paid because the other homes in the area that command the high comps are fixed up all the way and CAPEX items are newer.

I currently use KW Command, which is only for those at KW.

Shovel ready land will save the buyer a lot of time and effort, and therefore command a higher price. not just for commercial land, but also for residential land. 

It's not quite an area that can command market rents or support fancy renovations.

In some markets, a SFH commands more rent and greater ROI.

Tenant/neighborhood class usually goes in lock-step with assets: as an asset gets older, less love and commands lower rents, the tenant class decreases since these become for affordable).

It will be difficult to find them in better neighborhoods while still being able to cash flow. 12 unit buildings are even tougher, and if they're in decent areas will command a premium. 

Units will still rent but for lower rates than recently commanded.