One property I eventually bought listed at 400K, but wasn't worth that much in it's current condition I offered 300K and it sat for 2 months before they sold it to me.

Its proximity to campus, turnkey condition, and rental history make it particularly appealing to investors seeking high cash flow and low vacancy risks.

All of these houses were purchased in distressed condition and remodeled extensively.

It does however give you a degree of independence to choose what you want to do.As your portfolio grows you'll also feel the weight of future capex responsibility more, which ironically points you to growing more cash flow through more real estate.The other issue is that you are chasing a moving goalpost.

I would say for a B class area it is going to be around 300k-400k for a duplex in good condition. 400k and up for A class @emily @Emily Shin

For example, for this one, there are 5 4/2 in my area and they have close to the same condition as mine.

Ask for its breed, weight, and name, and have them attach a picture.- Make the application part of the lease, with the stipulation that if they've lied in the application or in the lease, they can be evicted.- Tell them they have to provide documentation of the animals service / emotional support (as allowed by your local ordinances), and that they have to provide documentation that the animal is current with its inoculations, etc. as well as its local license before you'll permit the animal in the unit.- Tell them they'll have to provide you with a copy of their renter's insurance naming you as additional named insured, with a minimum of (I use $300,000) liability insurance, also before they move into the unit.It's not perfect, but it's a start toward a tenant transparency.

It's important to stay informed about developments in the areas you're considering, as well as any potential changes in regulations or economic conditions.

Because buying a house in excellent condition and then totally changing the layout can be expensive, especially if it's involving load supporting walls. 

Once you've identified what's important and what ratios to look for to evaluate a property, all future deals should be weighted against those "good" ratios/numbers - and periodically adjust to suit your goals.