For family life, there are great communities with good schools and a lot of kid-friendly activities.

They will basically be break even though after refinancing at 75-80% LTV with the higher interest rates.

The reason I ask is because most deals I see on Crexi or Loopnet or anywhere else create negative cash flow under 7 or even 10 year terms with 7% - 8% interest rate.

Interest rates were what, near 3%, 5 years ago.

If have investment property, we are looking for relatively updated units (we are ok doing some work ourselves), class C+/B tenants, with rents either close to market rate or that can be increased.

Come up with terms (Down Payment, Interest Rate, and Amortization Schedule) such as a 5% Down Payment, a 6% Interest Rate, and 30 Year Amortization Schedule.

For the 10 year period spanning December 2014-2024, single-family prices in Austin nearly doubled, yielding an annualized appreciation rate of ~9.4% in that period.

All help is appreciated and I feel really bad because my other tenants go to work and have children that go to school and they are not able to sleep properly because of the loud music. 

My original plan was to find a 4 plex in california buy using fha loan, move out after the first year and generate cash flow and appreciation, but after looking at properties it became clear to me that’s not possible with todays market and interest rates.

Our target towns are not in the urban centers but more suburban towns with good schools are moderately priced homes for families.