All the risk factor is at my side .., loan will be at my name, holding cost risk at my side.I have the money but don’t have the time to project manage, deal with contractors on daily basis.

@Bryan Mitchell You can get factory sealed granite and quartz.

There's the newer inexperienced investors, the factory flippers with endless cash who buy 2-3 homes a day and are satisfied with much smaller profits and the owner occupants looking for a deal on a fixer upper, all of which IMO are overpaying and driving prices up.For 200k you're mostly looking at condos and townhouses unless you go out into the hood, but there's plenty of areas to look within much less than an hour drive from Boca.

Hi @Alex Moore - I feel the important factor is to tie back to what was your original goal. 

I never really considered the particular area as a factor. I

FYI 64130 was listed as the "murder" factory of Kansas City and in general the 64128-64130 areas have higher crime and high tenant turnover.  

Another mitigating factor is buying the property all in at 70% of ARV. 

@John Hager another factor is the size of the investment. 50% capital gain on 40K investment is a modest tax hit 50% gain on $1 million could be a major tax hit. 

If you can fill the units and the numbers work, then all the "data" is really not important.An important factor is what is the vacancy rate around there?

I am finding an Auction of around 18 Acres land, which previously was having a furniture factory on it in North carolina.