I think it is fair to say that there is somewhat of a tradeoff between markets that provide positive cash flow on day one and relatively high appreciation-based markets.

I am cold calling owners and they are just laughing at me with my offers at 8% caps. 

I'm based in Charleston and am frequently in Columbia.

Hi Todd, Dayton based here.

See the map below for where these zip codes are located.Note: The following charts only include properties in the above zip codes that generally match our property profile: single-family homes featuring 3-4 bedrooms, 2-3 bathrooms, 2-3 car garages, 1,100 to 2,400 square feet of living space, 1 or 2 stories, and lot sizes ranging from 3,000 to 6,000 square feet, built on or after 1985.Appreciation10-Year $/SF by Zip Code 2015-01-01 to 2024-12-31From the above charts, these zip codes appear to appreciate the fastest among our target areas (based on annualized growth rate)89032 (North Las Vegas), 11.0%89015 (Henderson), 10.4%89143 (Centennial Hills), 9.9%89031 (North Las Vegas), 9.8%89138 (Summerlin), 9.4%89141 (Blue Diamond, Southern Highlands), 9.4%89128 (Summerlin), 9.3%89123 (Silverado Ranch), 9.1%89129 (Northwest), 9.1%5-Year Pre-COVID $/SF by Zip Code 2015-01-01 to 2020-03-01The COVID market frenzy and the subsequent dramatic rate hikes significantly distorted price and rent trends.

I heard when you're young, it's the best time to take risks, at job that might pay less, but offers knowledge, experience, and growth.

Quote from @Chris Brewer: View report*This link comes directly from our calculators, based on information input by the member who posted.Hey @Chris Brewer, welcome to the BP Forum!

I have about $300k in equity (based on a BPO performed in July 2023) but no cash.

It likely is out of date as to cost as this info is quite old (my guess is 5 years but it could be longer):- Rent Recovery Service: offers flat fee service starting at $20. 3 letters start at $30.

Have invested in ABQ with first purchase in 2020 - and that was based on my knowledge as a film/TV friendly area and affordability.