I think it is fair to say that there is somewhat of a tradeoff between markets that provide positive cash flow on day one and relatively high appreciation-based markets.

I have a few places in Upstate NY cash flowing over 12k/mo. 

@Marc Zak Using an LLC for each property provides strong liability protection by isolating risks to individual assets, with income and expenses flowing through to your personal taxes on Schedule E.

Almost all 4 baggers occur through one or more of the following1- Long term hold riding price appreciation.  

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

I have some brand new homes in Phoenix that cash flow with 25% down.

Higher ReturnsCo-living generates up to 5X the cash flow of a traditional rental.

Your instinct to speak directly to the PM and not through your realtor is spot on.

We have a property management company in New Jersey where we make some of our best clients hundreds of thousands of dollars between helping them force appreciation, increase cash flow, finding them deals etc.

I use all the rental cash flow to pay these loans off asap, then repeat.