Again, lower your expectations.Good luck  Just spent a few hours stalking the new properties we brought to our PM book.Bloody nora mate, hard to believe what folks are buying and where and for how much 🤷‍♂️First time in 10+ years that I actually started getting worried a bit about our market.I mean, we are talking D class stuff selling for $80,000+All off the MLS also.Toledo got some sexy PR this year but this is insane.Can't sell turnkey in B class for sub $100,000 if my life depended on it.But D class run down $%#@ off the MLS selling for $80,000 all day long.And some solid comps to support this $#%@ also...PM is booming so we will ride the wave.Surfs up 🏄What a shame though....

What cities do you think will boom in the next 5-10 years?

You need reps to see, then use the sheet to verify.The easiest thing to do on a spreadsheet is to change one number (say cap ex), and boom, now the deal works.

I look forward to continuing to learn from the BiggerPockets community as I navigate my real estate investing journey.I’ve had some success on the eastern shore of Maryland, though even that market has started to frankly become expensive, there are still pockets of potential growth both rent & appreciation, thoigh it’s becoming harder to find, also there is a massive rental shortage out there, a county I just put a property contract on, literally has 3 properties for rent right now, but it does make rental comps quite difficult, outside of that I’ve started looking a little more into western Md and some southern pa markets but still trying to get a feel for them, overall I think in this market places that are affordableish and have some draw will do well with the continued wfh + affordability crisis but keep in mind while I think the eastern shore is actually fairly safe market for the most part a lot of rural areas definitely have boom bust potential and in theory more risk than dc metro, though the low price points do by definition tend to mitigate some of those risks. 

Florida definitely seems to be booming these days

The other thing with Minot is that it was completely overbuilt a few years back due to the oil boom, but now that the population is back on the rise for reasons other than oil, vacancies are being filled.

A few years ago a MF boom started (that is still going), and I realized my older units in cut up old victorians weren't going to cut it against new supply.

I would read up on the boom of the need on affordable housing

they did as I mentioned about 35 of these and of course there was little to no equity but unlike yours of negative equity theirs was just No equity basically and they figured 200.00 a month positive and boom they buy 50 and now they are living large on the 10k a month positive..

Not sure if higher purchase prices/rates have created this boom or if it's that all the new supply of rentals in Chicago is aimed at top end luxury *$3000 1br type builds etc. but rents have shot up on the north side.