Did we miss the boat, or is finding a gem that we can cashflow still possible?

But the house hack method of, putting down a small amount, living there for a year, then moving to another property and repeating the process, doesn’t work in this area with only 3% down.There are some properties, some rare gems, that break the mold and offer great returns for less than 20% down but they are few and far between.

Your client probably didn’t realize what a gem she had in you! 

The positives of the big or weird SFH that could be a duplex is that you aren't competing with other MF and your looking for the ugly ducklings that many SFH buyers don't want.To find these gems will take work.

A little less competitive are listings that need work, or my favorite listing that are just poorly presented on the MLS: sometimes they only have a hand full of pictures taken with an (old) cell phone - some of them are hidden gems!

Hi Bobby,I'm fairly certain the new owner must honor the in-place rent agreements (that's how my homestate Minnesota does it), otherwise, the owner could play Deed games and to raise the rents overnight.Since you have month-to-month tenants, you can tell them to either vacate or sign a new lease agreement (at the $700 mark)I inherited tenants once and they were gems.

It's nice when you can find a gem below market value!

Historically over 50 years of Government data when you take into account negative inflation and super high inflation years as outliners the average is about 2.25% per year.So when inflation normalizes more in a few years but I have these vintage leases with very high increases mine on exit will be highly sought after for purchase. 

Welcome I personally thing Detroit is a gem for investors especially newbie's that want to get their feet wet.

I feel like there are many hidden gems with lots of passive income potential.Thank you in advance :)