Are you thinking more turnkey properties or fixer uppers?

Quote from @Stephen Predmore: @Christopher Baldwin On the main Forum page, you should see a magnifying glass in the upper left corner of the page.

There's only a couple of these that pop up per month though so if that fits your criteria DM me as I don't post on here the buy box.

Focus on cash flow and value-add properties, such as fixer-uppers or renovations, and expand into multifamily properties for better cash flow.

We also screen pretty hard and more times than not end up with students in graduate school or upper classmen (juniors & seniors).

You’ll also be trading off appreciation for cash flow in those areas, so make sure to keep that in mind.If you’re eyeing a B/B+ neighborhood instead—think exurbs like Adamsville or Pleasant Grove in the west and Odenville in the east—you’ll likely be limited to condos or small fixer-uppers.

So the property values for fixer uppers are between $10k-$20k.

I personally believe rates will slowly come down to long-term historic averages in the mid-upper 4% range, but I don't think cap rates will compress much under 5, and that is going to be for the best product in the best locations.  

Owasso is another area to consider, though prices there may be on the upper end of your budget, but the rental demand is strong due to local amenities and a community-focused environment.For a buy-and-hold strategy, these areas tend to offer good rental demand, relatively low vacancy rates, and potential appreciation over time.

Purchase price: $400,000 Cash invested: $200,000 Bought this fixer upper 2 family house with 2 bed 2 bath and converted it to a 4 bedroom 2.5 bathroom with finished basement.