Class A areas tend to have limited turnover and higher rent to equity growth over time for appreciation.They also tend to have the least amount of cash flow.A area - more appreciation, less cash flowB area- middle appreciation, middle cash flowC area - less appreciation, more cash flow ( bigger headache )D area - close to zero appreciation or loss of current value, higher perceived cash flow with more work and a huge headache. ( owning out of state A and B area are the ones most investors stick to ).   

, I would say this: Direct mail tends to work best when you send a campaign of 5-7 different pieces, 4 weeks apart from each other.

The yield tends to be much better than the stock market or even hard/private money lending.

Oil based heaters tend to be more robust and can be fixed in expensively.If you can't get a 203(K) loan, run the numbers with hard money until you can refinance in 6 months or so.

Less headache and liability.HOA fees tend to keep increasing over the years so need to consider that.

In general, it is harder to secure props that flow in these areas because they tend to be better taken care of, leaving less room for a well-done cost-effective rehab to increase value while keeping the all-in price below market.

I do not think I tie a good time to invest in anything where the cycle is against you because values seem to be up and it tends to be a seller's market and it is hard to compete against cash buyers.You might have to do more offers to do as well before the cycle got in this place.  

When things are good people tend to be fine with that but if things go wrong or difficult decisions need to be made on what happens with an investment you need to go back to your signed paperwork on options.   

You can buy the $30-50K houses that really cash flow but the tenants do tend to be higher maintenance.

Big banks like that tend to change their parameters often anyways, so I may be on a totally different platform compared to whats being offered now.