Gentrification follows the formula of cheap rent+ east commute to downtown + open vacant space for restaurants and bars + proximity to another gentrified neighborhood that is getting to expensive so people expand their search to surrounding.  

Lastly, the price point is still very cheap here in the sense that you can still find investment deals that hit the 1% rule for 120-180k!

If so, feel free to throw it on here and we can pick it apart.Pay attention to days on market and ARVs in the immediate area / neighborhood.

I do shy away from small cheap houses - 3/1 or 2/1 in bad areas or that are on a pier and beam type foundation.

There are seconds in the way of HELOANs and HELOCs for investment properties, but they aren't cheap.

I would be happy just throwing my money into index funds if that makes the most sense, I'm just not well educated in the area of passive income enough to feel confident in any decision. 

We kind of throw out these definitions for our business because they can become misleading. 

Once you walk a property, you often have to throw your original underwriting out the window.

I will throw this out there, but you do NOT need 40 doors to reach your financial targets (unless you're wanting a massive amount of monthly income). 

There is a remedy for that but it is not cheap.