Ithaca is like another planet.STRENGTHS-  appreciation is pretty much guaranteed, no matter how crummy your property is-  student housing isn't restricted, they'll live anywhere-  having an ivy league school means there's a lot of money flying around-  rent is high-  tons of development and growth going on-   strong STR performance outside the city properWEAKNESSES-  almost absurdly high prices-  similarly absurdly low cap rates-  pesky annual inspections required on multifamily properties-  most deals happen behind closed doors, and agents tend to be very unhelpful-  5-7% cap rates typical, sometimes lowerSummary: Ithaca is a great market to park your money in and wait.

bone up on Agency and law .. that's 50% or better of the test.also you will have a bunch of practice questions memorize answers.. many times they are verbatim.Getting the license is just like getting a license to fly.. once you have it now you have a license to learn the craft.. the tests do not teach you to fly and they don't teach you how to be an agent.

If you go OOS talk with a few local investors (someone unbiased not trying to sell you anything) and do lots and lots of research and fly/drive to the area. 

Fly on the wall just reading this discussion.

You a restaurant saying how dare a customer expect there food WITHOUT hair in it, a mechanic saying how dare the customer expect the auto to be fixed when it leaves, a pilot saying how dare the passengers expect you to "fly sober"....  

OH where to start...Tenant calls frantically that when she turns on the stove little sparks fly off the burners.  

Start saving now if you haven’t for the down payment, the time will fly by.

As of FL, I am concerned with future insurance cost.Any other ideas?

Update on the progress: My original GC(Kevin Holmes) went to the property to see what’s going on and come to find out Larry Hoover (the squatter/sub) changed the locks so nobody can get in.

We live in Miami ,fl .  I