You guys helped me re-examine where I'm at and make a bit of a change of course.Thanks James and Rob for the offers but for the time being I'm going to stay close to home with RE.Rich, the current loan on the duplex will reset to 4.5% according to the bank so this will help from my current 6.5%.

I checked my stats and 47 people out of 64 opened the email so hopefully someone's just doing research and will get in contact with me soon.

The commercial lender I represent reviews these stats and generally avoids properties with neighborhood scout crime scores under 20 (translation, this neighborhood is more dangerous than approximately 80% of neighborhoods in the U.S. with a score of 20) If we entertain a property in a higher crime area it is usually at a reduced LTV, like 60% instead of our max 75%.  

I talked with a close extrovert friend who has been in sales looking for a change who is a great counter to my weaknesses in that area, I put together an entire business plan paying us a salary with me as owner and him as an employee with benefits, complete with all the numbers/stats from my real estate market showing we could reasonably break even in just 3 years, and in the last two weeks I had started just walking into credit unions and banks trying to see what my options would be for a hybrid loan to replace the hard money lender portion as I had heard someone do on a podcast...And it's made the whole thing start to feel very close!

The strong job and population growth of Huntsville combined with a low cost of living and high quality of life helps explain why this area will still be a good investment for all investors beyond 2022.Stats: Population projected to reach nearly 530,000 by 2030Has overtaken BHAM as the largest city in AlabamaTop industry sectors can be found in Huntsville ( NASA/ Marshall space Flight Center, U.S Army/ Redstone Arsenal, Boeing, etc.)Home values increased by 28.2% in the past yearAverage days of homes on the market being 8Rent has increased by an average of 18%Renter occupied households make up 42% of occupied housing unitsSo needless to say Huntsville Al is a top city for any investor to build their portfolio.

If you’re relying on superficial knowledge from a broker’s brochure and some basic stats, I think you’re at risk.

@Jim Luby -You're correct re: stats on a National level.However, real estate investing is local.

I always drive through the old towns here reallllly slow, making people behind me angry, but I can help but examine the old houses and how beautiful they make the area.

You need to put something in the lease that basically states: Tenant acknowledges they have examined the apartment and all furnishings, fixtures, plumbing, HVAC, electrical facilities, and all other items provided by landlord are in clean, good, and working condition except as may be indicated in Addendum A.

They are usually on top of the market and can give you stats easily and free.