Presumably it should be an animal that starts with a B...So I guess I'm beaverish or something on prices in my area in the next year. 

@Mohsin Mazhar look into class A-/B 3/4 units these tend to have sufficient cashflow so you make money even after expenses.

If the property is located in a B area, you can't expect to put in A+ fixtures and sell it for an A+ price.... you can't remodel out of a neighborhood. 3.

this is a great example of the cash flow vs appreciation debateIf I could find some cash flowing properties in A/B areas that have much higher appreciation growth, I would pick up a few of those to have for appreciation growth, even if it means my cash flow could go down a bit. 

If you do your own thorough analysis of the metropolitan area, neighborhood and property, you have a much better chance at being satisfied with your investment.For example, I'm not sure what market/property you are looking for, but given the $6k out of pocket number, it's likely a cheap property in a B/C neighborhood.

Very few places in BR that I'm aware of will bring over $2k/month for a 1200sqft 3/2 and those are A/B neighborhoods with $250k+ ARVs.

Choose a market where you can afford a property in a B- or higher class neighborhood, AND where the market itself is growing in population size.

We grade our entire portfolio each year A,B,C and F.

I am curious about your thoughts on the new Assembly Bill 968 (AB-968), effective July 1, which mandates comprehensive disclosure of repairs and renovations from sellers who flip one-to-four-unit properties within 18 months of purchase.Thank you. 

That's the kind of talk you'll hear from every get-rich-quick guru on the planet, kind of like "7-Minute Abs" or Hydroxycut weight-loss pills.Just look at what he promises: you don't need to use your own money, you don't need to inspect the properties, you'll spend very little time on the deal, you aren't personally liable for the loans and debt, you'll work less and earn more...This can all be true if you know what you are doing.