Plus there were only two 2-4 unit multifamily sales in Folsom in the last 6 months.Here's your best bet, but even then it's currently pending:https://www.realtor.com/realestateandhomes-detail/...So it's going to be slim pickings and you're not going to cashflow or even come close to living for free.

@David Wicks so far what I have looked at on MLS unless as you mentioned you can buy under market value and do the rehab the 2% rule is more like 1% rule, this leaves a very slim cash flow that brings your Cash on cash value to less than 5%.

Slim pickings.

I did not list the traditional way because of the slim profit margin.So here's where I need some good analysis: Being an optimist, I look at this as I paid 250.00 and made 4,000, subject to short-term capital gains and in the process I learned A LOT.What do you see?

When its SFR, North Dallas is a great flip market, South Dallas is a great buy and hold rental market (getting slim... but still good).

It's a really slim cash flow deal, but if you are banking on appreciation (which is risky) then it could be a better deal.

, a $30k rehab (if furnace works and no other issues discovered) and estimated closing costs of $9k upon sale (rough estimate as I don’t know your market), at $150k ARV, you’re margins are really slim and don’t appear to account for holding costs (utilities, taxes, lawn maintenance), a price reduction if It sits too long or other unanticipated costs which come up most of the time.I wouldn’t touch any walls anywhere if they weren’t already included in your budget and live with the existing floor plan.

Once the margin is slim enough that investors aren't as interested, prices will stop going up, and perhaps will correct a bit.  

Although pickens' are pretty slim once you get down to the $30k range these days.......Not like it was it 15' ohhh man we were scoping up stupid deals back then.

Another possibility is closing now then doing a second mortgage or refinance with a Homestyle loan after we own it.What I would love is to get an estimate by giving a GC a list of work that needs done along with pics and a sketch of the layout, sight unseen, because chances of getting in the house again are slim.