Dean Letfus I'm in Jackson and would say most likely a 3/2 in that price range is in an undesirable area or needs significant repairs.

I have stuck with SF's because at my price point, multi-family purchases would be in undesirable areas.

Without reading everyone's posts, here's my two cents:2% rule is more for 4 units and up (at least in my area, Central Maine) OR 1-4 units that are cheap, in undesirable locations. 

You're buying properties that are currently undesirable, and making them desirable.

@David Oldenburg It's truly amazing how you were able to turn a pretty undesirable property to something so modern and expensive-looking without having to break the bank. 

As the tenants became familiar with our management style (such as a more hands on presence than their previous landlord and enforcing the terms of the rental agreement), the undesirable tenants, including the two with pit bulls, decided to leave on their own.

@Frank Boet I don't personally know anything about it, but have seen this local one in Winter Park FL in the news several times and I've read into it quite a bit, Orlando Lake Front Tiny Homes:http://www.orlandolakefrontth.com/It is a 1950's RV park that by road is in  fairly undesirable industrial type location. 

When it comes to hard money for seasoned investors, it's the points that really makes those loans undesirable/unprofitable.

Quote from @Edwin De leon:What do you mean by "  negative cash flow or super high cash flow on the riskiest MFs " are you referring to poor undesirable areas when you are telling me ............... " that it can range from negative cash flow to super high cash flow on the riskiest MF's " Yes or No also when you say super high cash flow on riskiest of MF's ... give examples of what you are referring too for riskiest of MF's not clear on this at all LOST As a general rule, nicer areas tend to have lower cash flow than undesirable areas.

As to showings, if you need to go through the red light district or have undesirables in an area, the time you show has an obvious bearing on when to show.