Plus, there will always be tons of competition for single family houses.So I came up with a different way of buying.  

The city council and state legislature are not landlord friendly, but their policies that actively discourage development will continue to drive appreciation (which you shouldn’t bet on, but is a great bonus if you get). 

Hi BP members, is it better to buy MF with window a/c or central air? 

I am sure there will be lots of people with retirement funds there to network with and I am sure there will be tons of investors who are looking for cash too.

@Justin O'Malley don't bet on a market dip.

@Benjamin Sulka I do not have a specific neighborhood in mind but do need the property to be located in a Class C or Class B neighborhood, due to my value-add strategy. 

You can't bet on equity that's how people get ruined in REI .

@Jay Kaltenbach While I agree Birmingham is a great market, I would be very, very wary of investing in C or D properties, especially with Section 8 tenants, from a distance.

Hi Andrew,To me those cities are drastically different, and Long Beach has drastically different sub-markets.It might help to pick either an (A), (B),(C) or (D) neighborhood within each city, and then you can compare Apples to Apples.You might find some OWC's in those areas too.Just my 2 cents. 

Sending a Class A handyman to a Class C or D property will waste your money.