And its got great recreation and fishing and spectacular summer weather which is why I want to get a place there so I can be out of the Vegas heat 4 months out of the year. 

Just an opposing view from someone who did not have such a spectacular experience-- I was definitely on a long-term drip campaign with the Left Main sales team. 

“I’m not going to convert the entire building to residential, there will still be some commercial in there, but when we are done it’s going to be spectacular.

We’ve been building section 8 rental properties in Detroit for the past 5 years and the cash flow has been spectacular and equally so regarding equity.

NW yeilds can be spectacular per acre compared to other parts of the country.

I am not hunting off market deals, I have contractors I use on my flips, but they are not giving me any spectacular pricing, since I don't do enough to keep them busy full time, and equally important, I want my rentals to be NICE.

My theory is as global warming drives people away from the coastlines (it is already driving insurance companies away), there will be a migration back to the Midwest where the weather isn't an extreme and prices are more reasonable.

I know I would not want to do 80 deals in an year for a whopping 80k... seems like a low returns for them.. granted apr is spectacular but then again you need those funds liquid so your drag on funds ( from lender perspective ) can be pretty great..

Some people want regular and some people want spectacular.  

@Noah Yashinsky You can definitely cash flow, but I don't think it's anything spectacular right now.