Theres definitely terrible deals out there but I've personally acquired several small MF properties in San Diego area over the past 2 years and they were on the MLS and I paid retail and competed with multiple offers, you just have to be willing to add value and be a little more creative than just purchasing at face value and hoping it will work...I acquired a 3 unit in La Mesa Village for around $900,000 and the combined rents were less than $3,000/month....I had tenants leave and I fixed up the property cosmetically as well as foundation and sewer and now rents are just above $8,200 and I will start ADU construction hopefully this month to convert a couple of the garages to a 4th unit so rents will be over $10,000/month all long term rentalsI acquired a small 4 unit in Golden hill around $1.3M that was getting around  $6,000/month or less between all 4 units and I turned them all to medium term and get between 12,500-$14,000/month....I have an additional utility payments of around $700-1000/month which I wouldn't have if these were long term units but the long term rents would be lower of course.It is always more difficult to make deals work here, especially average ones and with higher rates its even more difficult and requires creativity and/or some form of value add whether renovating units, turning into medium term, adding ADUs, etc. 

Of course once I find the golden ones my LOI is usually an hour too late. 

@Cathy Wells  I'm not saying there are no deals in DFW that hit the golden 70% rule.  

Hello BPers,I am a buy a hold investor in the golden horse shoe of Ontario, Canada, and currently own 2 properties. 

q=kem+golden+time+of+day&oq=kem+gold&aqs=chrome.2.69i57j0l5.25742j0j4&sourceid=chrome&es_sm=0&ie=UTF-8

lolOh and lets not forget, screw your brain on that is counter to what the entire society yells at you from the adverts, the marketing etc etc....become a man that LOVES to spend ONLY on things that make him more INCOME, not on anything that depreciates. that is the truly and only GOLDEN KEY needed to become wealthy over time.

great area i believe, anything west of JFK is golden

Everyone,Does the Golden Corrall work for everyone?

So your financial advisor wants you to kill the golden goose and sell the best financial decision of your life?

@Steven Jean-Jacques we are coming into a golden age of skip tracing.