Pro Forma is latin for "Total BS".

The most passive investment, not that good one but totally part of my journey.Those days I had a 2 years old toddler and I was a photographer, I photographed for fashion magazines, e-commerce and for startups.A year after, 2019 I’ve decided to have my second daughter2020, Covid is in the air.A 3 -year-old toddlera 1 year old baby girlI made my second out of state investment, this time in England. 538 sqft, Nice cashflow, not amazing, bottom line not a good investment at all - bought it with Real Estate Investment Mentors which recommended this property.

In total I sampled 152 homes that met the criteria.

So there is a total of 3 I have at this time.

Personally, I'd pay with cash or utilize hard money and obviously the market in Memphis is very different than in Phoenix, but I don't think there's any way investors could get something for that much out of pocket down here haha.

The fees , permits , requirements add to the costs , so the local government adds fees to the cost , which raises the price of the house , then they charge transfer tax on the total , and then property tax on top of that . 

Additionally, absorption reached a four-year high in the latter half of 2023 (93.3 MW), pushing vacancy rates down to a four-year low of just 2.5%.Market Share and Preleasing: Hillsboro’s data center stock now represents 5.1% of the total primary market inventory.

Obviously you need to take into account tenant landlord laws, if you are investing in Middle America it seems to me that there are many opportunities for double digit cash on cash returns.

I advise that they find an area where the appreciation is obvious.  

I do feel that Lathrop/Manteca may appreciate a little more because of it being closer to SF Bay and the jobs around here however that commute has to be a total of 3.5 to 4 hours a day. round trip.