Know your market cap rate and you can quickly determine whether property is worth a closer look. 

I've done it with every relo and benefitted substantially.

Right now I am focusing on building a strong buyers list before I really hit the ground running on marketing for sellers.

Lexington is a weird market with low occupancy, 90-92%, and there aren't many assets in the market.

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

Buffalo is predicted to be #1 2025 Small City Housing Market of the year.

MikeI find most multi family deals in C areas that are in the verge of gentrifying or in tertiary markets like you are looking at!

To answer your question about the market, well it's all over the place!

The residential lease market in Arlington County, VA, from January 2024 to January 2025 has experienced some changes:- Units Listed: The number of units listed decreased by 1, a 0.64% decrease, from 157 to 156.- Listed Median Price: The listed median price increased by $75, a 2.78% increase, from $2,700 to $2,775.- Units Leased: The number of units leased increased by 9, a 6.67% increase, from 135 to 144.- Sold Median Price: The sold median price increased by $75, a 2.68% increase, from $2,800 to $2,875.A slight decrease in units listed indicates a minor reduction in supply year over year, while an increase in units leased suggests a rise in demand.

Activities like tenant management, marketing, bookkeeping, inspections, overseeing contractors, and compliance tasks all count.Avoid outsourcing tasks, as this reduces eligible hours, and consider adding properties if meeting the threshold is challenging.