A giant ****ing PONZI that collapsed our economy. 

There are cases of local governments delaying payment due to budget constraints.

We are leaning more toward Johnson City just due to location, size, and economy/industries that are there.

With the economy of scale in multifamily, each additional unit nets you a little more than the last, as a rule of thumb.

Multifamily projects often yield higher per-square-foot returns due to economies of scale and consistent demand for rental units in urban areas.

https://azbigmedia.com/business/economy/mesa-phoenix-rank-in...

The most sure path for local RE investors seems to be with a near term exit. 

You probably have good relationships locally so I would first think maybe upgrading to more units (if you like landlording and management) by selling the duds and then consider what you want to get into.

Meanwhile, gross rents of $1,800+ for 3-bedroom single-families is an achievable figure, so it’s possible to generate cash flow if you lever modestly.There’s a bunch of other stuff that’s worth highlighting—the economy, demographics, neighborhoods, new construction, and more.

I think I was fortunate to find a roll outside of real estate to diversify my income across two different sectors of the economy.