Also looking forward to sharing some of my experiences form the last few years in this market. 

I have been in the STR market for the last 13 years.

MikeI find most multi family deals in C areas that are in the verge of gentrifying or in tertiary markets like you are looking at!

I am in the Memphis, TN market, so we aren't far apart. 

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

The rental market demand is still extremely high and there are a lot of value add opportunities, you just have to be willing to put in the work.

How do you find off market deals?

The residential lease market in Arlington County, VA, from January 2024 to January 2025 has experienced some changes:- Units Listed: The number of units listed decreased by 1, a 0.64% decrease, from 157 to 156.- Listed Median Price: The listed median price increased by $75, a 2.78% increase, from $2,700 to $2,775.- Units Leased: The number of units leased increased by 9, a 6.67% increase, from 135 to 144.- Sold Median Price: The sold median price increased by $75, a 2.68% increase, from $2,800 to $2,875.A slight decrease in units listed indicates a minor reduction in supply year over year, while an increase in units leased suggests a rise in demand.

Typically on market (retail) SFH rent is at ~0.5% rent to purchase price ratio. 

Some highlights of the article: - New listing increased 11.3% year over year from Jan 24 to Jan 25 - 8204 homes listed for sale in Feb by 32.7% over the year - Highest showings are Matthews, Huntersville, Waxhaw, Charlotte and ConcordEven with inventory increasing, levels are still under 3 months indicating its still a seller's market.