I believe it to be a little Southern California hidden treasure for cashflow, mainly class C but if you know what you are doing its a really good option to invest locally in CA with decent returns.

Most section 8 tenants are decent, few bad apples ruin the bunch. 

Let's look at each:MATERIALSMaterials are actually the easier of the two to understand & monitor - as long as there's a decent amount of transparency about the materials needed. - Once an owner knows what materials are being used, they can then check pricing at Home Depot, Lowe's, etc. - Some materials for bigger jobs, like concrete, are harder to check pricing on.

Hello @Timothy Hilario,I think there are benefits to both strategies.If you move out of your apartment and rent it as a mid-term rental, you could see decent cashflow without pulling equity out of the unit.

Lower entry costs (median prices in Ohio or Indiana can dip below $200k for solid rentals) plus decent appreciation and rent growth?

I have a full time painter, a couple handymen that I have a one day a week deal with, I trade for skilled labor whenever I can and I have go-to trades people for sidework in framing, drywall, plumbing and a number of go to small businesses that I know I'll get a decent deal from.

I am disappointed in their results due to poor NOI and I believe they didn't do a decent job in due diligence prior to purchase. 

We work closely with the listing agent to get documentation and we start making aggressive, contingent offers on replacement properties as soon as the inspection contingency closes on the sale. 

Realistically we will be getting closer to retail pricing although we are are looking at some off market properties to try to get a discount.In terms of cash flows, from the modeling I have done, there looks to a decent amount of cashflow on these properties when modeling at retail so I am curious why there would be no cash flow on BRRRR strategies?

G'Day Alejandro,As a few have already mentioned, take a peak at Toledo also.In my opinion lower potential for long term appreciation but solid/"boring" cashflow.I prefer my portfolio to be "boring" but cashflowing lolLow entry points (Sub $100,000), high rents (Above the 1% rule).Blue collar working class decent folks that will stay and pay.Depending on the area but no derelict homes, yards well kept, cars with wheels and all tenants are employed.Plus, all are sophisticated enough to pay rent online so property management doesn't have to collect rents with bullet proof vests and shot guns lolI'm bias toward Toledo but it's worth considering.Wishing you much success