Hi @Annette Barnett, I’m familiar with many markets, on top of being a realtor, I run an investing group and we buy all over the map.A few bigger cities that consistently hit that cash-flow + appreciation sweet spot are Indy, Columbus, Memphis, Detroit, and parts of Jacksonville.

Quote from @Austin Plough: Hello @Trevor Neale,That is a sweet rate you have!

The key is finding that sweet spot where you can add visible value without sinking months of work into it.

They have said they chose the wrong closers, they then took all the leads I paid for and said they were no good because they put my name in the sales persons field and so they died on the vine.

What would be the ideal or sweet spot to start?

For us, managing vetted pros through a central system has been the sweet spot for efficiency and accountability.

Refinancing will be tough unless the property can appraise for $75k or more, which is the sweet spot for a few lenders. 

The sweet spot usually lies in a 65-70 LTV loan, but it is purely dependent on the type of property, size of the loan, the monthly rent, and interest rate. 

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

That’s a solid move — taking a property most would overlook and turning it into both a profitable and purpose-driven asset.We’ve been doing something similar through our Home Asset Conversion model, helping property owners reposition underperforming real estate into veteran and senior shared housing — with long-term leases, stable cash flow, and huge community impact.Sober living, senior living, and veteran housing all share that sweet spot: high demand, low supply, and mission-based investing that still hits strong numbers.Curious — did you self-fund the rehab or structure it with a partner/investor model?