So if I am looking at an asset as a 10 year play - I look more at the location, schools and how has this market performed in the past excluding covid and 2008 which were extenuating circumstances.Reality is right now shorter term plays do not work based on numbers and cost of financing - we went through this same thing in 2001-2004ish timeframe where properties would appreciate 2-3% per year and after buying costs and closing costs - you were not making money on assets unless you performed the labor or found a really good deal.this is how real estate "typically" is - which is why everyone always says location location location - because after a decent holding period, you will win.

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.

I give it ten or so years before we start seeing this play out. 

They are too close for comfortable game play.

Yup this is right out of the Sub Too guys play book. 

And a single or double play is awesome.

I currently live and invest in the area and know my market but many of out of state investors get taken advantage of if there don't play an active role Detroit.

So things like, xbox/playstation ping pong for the kids maybe a turf strip to play some putt-putt for the adults etc...

And right now the bigger cabins are not a good cash flow play but might be a great equity play when you look back in two to three years.  

Negotiating is a skill that needs to be practiced and consistently role played to get right.