For a 3/2 you might have a hard time pricing it effectively for the MTR market.

The best deals aren’t the ones where you find a gem, but the ones where you can negotiate down to a price that works for you, factoring in the repairs, the market conditions, and your goals.

I am in the Memphis, TN market, so we aren't far apart. 

Has anyone else thought about this when looking ahead at the housing market?

Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Rather, we use a 2-point bump in our exit cap rate with realistic/conservative rent appreciation and occupancy based upon both our internal projections and a thorough market analysis.

If you find good potential deals, you can aim to buy them yourself and/or with partners.The deals that aren't a good fit, you can list them on the market for other investors/end buyers and earn a commission.

They say you should focus on one market and get to know it in and out.

I'm located in South Jersey, but I know there are many more marketable areas around the country.