Of that 50M, 25M was allocated for the construction of a new recreational faculty that has since been completed.

Over $5,000 takes you into district court, which can be significantly more costly in terms of time and expenses. 

My deals in Nassau county are not seeing any seller concessions, especially in blue ribbon school districts (forgettaboutit lol!) 

Unless you are buying in the Fondren District or Bellhaven, I would avoid duplexes.

Additionally, consider exploring areas like the Strip District or the South Side for more dynamic opportunities.

This, however, changes not only from county to county but also by neighborhood, zip code, school district, etc.Another change we are witnessing in real-time is increased seller’s concessions, which can go towards financing closing costs or buying down the interest rate.

There are other areas spread around like the garden district, Cloverdale and directly south (36111).

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

Most S8 tenants have credit scores under 580, so that's not really going to help.Maybe if you checked 36th District Court records for any landlord-tenant issues...If the seller (or their PMC) actually did a Verification of Rent (VOR) with the tenant's last 2 landlords, you might find out they left a lot of damages when they moved. 

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $160

Cash invested: $108

Sale price: $355,000

Vintage 1900 2 Story 1650 Square FT Complete stud to stud res...