The off peak is late winter/early spring (March to May) and we've had no less than 30% occupancy with an average of around 45%. 

I would recommend focusing on good school districts where people want to be, which is going to dictate over average price and rent appreciations. 

The average Section 8 rent for a 3BR house in Jax is around $2,000.

Yup half of these ideas are OLD NEWS  I never equate Texas and low tax's LOL also my concern with build to rent subdivisions is not the rent or the first 3 to 5 years but the exit in 7 to 10 years which is average hold time for investors.. 

That’s the kind of move that separates average investors from the pros.

Just download their tax package and you're done!

I have not paid retail for RE in many years and would not in my high cost market (average SFH is ~$1m).  

@Jonathan Greene I'm not sure what you mean by "most will not cash flow as an out-of-country investor" as it might suggest that the cash-flow of a given property has something to do with the nationality or residence of the owner but, in any case, you're absolutely correct that, historically, the net rental yields of LTRs in US cash-flow markets like the Mid-West have been typically higher than in the average European market, although that wouldn't be the case for many other US markets like California or New York.

Even if you rent at a break even or slight loss, if you could have 3 years of rental income offsetting your mortgage while realizing 3-6% appreciation, could be worth it, especially if you think appreciating for this area will exceed national averages.

the key will be breaking the Broker code its one thing for Brian to get a look at good deals its another for the average investors