If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

For the one's not in Miami or in primo spots of coastal FL, $22k/unit is very good.

My favorite was actually just 1.5” galvy tico nails with a palm nailer.

Personally, I enjoy self-managing and screening is my favorite thing, so I'm not in the market for PM services, but a lot of my clients that I work with and other fellow investors would be interested in it.

It's amazing to see old properties get renovated into something beautiful again - It's one of my favorite things about being a Chicago general contractor!

@Jay Hinrichs great points here and I think you are spot on.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

As for what you are missing: Case Shiller ranking of top residential buy n hold cities for this century had the top 3 spots all being CA cities. 

I’ve found weekly check-ins and a shared project tracker to be lifesavers, helping you spot delays before they become major issues.

@Jordan Ray This is spot on and something we run into constantly in the New England markets, where prices have climbed significantly over the past five years.