There's definitely a price point sensitivity that may be making your townhome model so effective down there that would have to be compared to available options up here.  

Let me see if I can post the assignment contract and mark out the sensitive info.

*HOWEVER*, I believe that as an individual investor, you should be sensitive and humane in how you deal with your tenants.

it is my preferred method for renovation and retail selling.repair costs are always set at retail prices to make sure the buyer is safeguarded, and does not come back to say that the repair costs were 10k more than you said.

What safe-guards do you have?  

Our site is super sensitive, because of previous spam attacks.

thank you all for your opinions but I see some are getting a little to sensitive so let me clarify this. again I'm not knocking any because if it wasn't for my realtor I wouldn't be getting the deals right. what I'm trying to get is a better understanding is if it's worth getting it at retail price.

It's important to do modeling and run sensitivity analysis to stress test your assumptions.  

If you're buying rentals, do a sensitivity analysis and make sure you will cash flow even if vacancy increases or rents drop.

Lot's of renters tend to have rough life experiences so are ultra sensitive to anything that is perceived as taking advantage of them.