No improvements needed that could drive up values (and your equity)?

Improvements What was the outcome?

Our portfolio currently cash flows, but cash flow isn’t our top priority right now since we plan to use this portfolio to supplement our retirement in 12 years when I leave the Army.My biggest challenge is committing to an out-of-state market.

If you believe your property’s assessed value is too high, you have the right to challenge it.

You can add different ways to reach out to improve your conversion for owners you are hitting or you can increase the amount you are sending. 

Tight inventory can definitely be a challenge, but it sounds like you’re taking proactive steps.

Appreciation = Specilation/Gambling.We have little control over the factors that affect it, albeit for making improvements that will force it to compare with other likenpropetoes that are in a higher bracket.

But at current prices and interest rates, this will be very challenging unless you go to cheaper areas or nearby suburbs that are cheaper. 

So rather than overemphasizing WHICH market to chose, emphasize finding the right mentor/coach/team because it is possible to fail in a good investment market when you do not know what you are doing and to succeed in a more challenging market when you do know what you are doing. 

Contrary to most business lending, the REI industry has a lot of "non-bank" lenders that provide attractive loans that can lower your cost of capital and improve your profit/cash flow.