Quote from @Aishan Gonaduwage: I am seeing good deals in Detroit that could cash flow in the current market.

However; the real estate market here hasn't stopped at all, and it's blazing.

You have to set them up, market, book and clean. 

Most on-market deals will likely not fit your investment criteria unless you allocate a substantial downpayment, often at least 30%-35%, or negotiate a price reduction that fits your requirements.Furthermore, while this is not the case for all metro ATL markets, my team and I typically see that a solid portion of the small multifamily space is comprised/orientated in neighborhoods of other small multifamily properties.

How much weight do you give to the cash flow benefit of cheap debt when the property is priced above market?

Depends on the market!

Its just thinking outside the box in this new market. 

U go into C D in any city in the mid west rust belt quote un quote BRRR market or cash flow market and you will experience the exact same thing very time.

It may take 1-2 years and by the end you will have forced some appreciation from the renovations but also got some natural appreciation from the market.

I’m considering amulti-family property in the 76104 zip code of Fort Worth, TX, and I’d love your feedback to help determine if this is a good deal.Property DetailsAsking Price: $169,999 (seller says it’s negotiable).Current Rental Income: $2,400/month (duplex is vacant).Configuration: Combination of duplex and triplex units.Some units are rented at below-market rates.The duplex and need rehab.Historical Income: Seller claims it previously brought in $5,000/month when fully occupied.ConditionBuilt in 1934, so it’s an older property.Some permits were recently pulled (e.g., plumbing, window replacements, and sheetrock repairs), but it still needs work to get the vacant units ready to rent.It’s located in a neighborhood with a higher crime rate but also near major highways and areas with rental demand (e.g., downtown Fort Worth and Texas Christian University).My Goal:I’m focused on cash flow, and this property seems like it could work if I can stabilize it.