It is very expensive, long term gain is a complete gamble. 

The time and energy that goes into r/e investing makes it difficult for at least me to go gambling. 

Hey @Charles Gamble, welcome to BiggerPockets!

I have no desire to lose money monthly to gamble on appreciation, if I want to gamble I'll buy a lottery ticket.  

That 2% rule would be a good rule to live by if you want to see positive cash flow.Then you have to go find a market you may not be familiar with and immerse your self in that location and get comfortable with the people you are going to work with.Two big takeaways I learned at my local real estate meetups are:1 - Nobody cares as much about your Sh** as much as you do.2 - Next!

I feel the market is gambling.

They tend to have affairs and gamble.

I don't want to gamble that I'll be able to rent it out at the higher rate.Thanks Frankie, At this point I can't tell if there is any value add stuff, because I've only seen the outside which looks alright.

I also gambled on very bad section 8 and lost thousands.

.$10k/year in negative cash flow verses your appreciation....your gamble and your call.