Purchase price: $21,000 Cash invested: $100 Sale price: $25,000 This one was a real gem, that's about all I have to say about that!

I'd say you can find deals if you're looking in hidden gem areas of smaller towns like mine.One thing I will add though so people don't think I'm suggesting I'm some great negotiator.

If distance is an issue for you, you have a gem right across the state line called Las Vegas.

Cincinnati is a hidden gem of a market and one that I believe still has a plentiful amount of opportunities. 

But I sure as hell am no lawyer and really have no idea :) Sounds like it could be a gem though. 

Mail consistently and find the gems. 

I look at it completely opposite. cash flow is nice but only a place setter while my property goes way up in value. either through value add  forced appreciation or getting ahead of the market  finding those gems in areas that are poised to explode.Only way to make non appreciating cash flow assets work is to own LOTS of them  and most folks never get there.. they try but never really get there.   

Any tips or hidden gem websites or connections I'm just trying to network and see what I can find. 

It'd be a pretty negative cash flow to start out, banking on the fact that it could be turned into a gem. 

@Morgan Madill @Denisse Lara @Kyle Schlosser @Jason Turgeon @Erik Smith @Giovanni Pisano @Justin Hayden  THANKS ALL!