Impressive Rent-to-Price Ratios: Average rents for 3-bed homes are about $800-$900/month, potentially yielding 12-15% gross returns.Economic Transition: While historically industrial, Bay City is diversifying into healthcare, education, and service sectors.Revitalization Efforts: Downtown redevelopment and community initiatives are breathing new life into the city.Strong Cash Flow Potential: Low property taxes and insurance costs contribute to robust monthly cash flows.Let's crunch some numbers on a hypothetical deal:Purchase Price: $75,000Down Payment (20%): $15,000Mortgage (4.5% interest, 30-year fixed): $304/monthProperty Tax: $100/monthInsurance: $60/monthEstimated Repairs/CapEx: $100/monthProperty Management (10%): $85/monthTotal Monthly Expenses: $649Potential Rent: $850/monthEstimated Monthly Cash Flow: $201Cash-on-Cash Return: About 16.08% (not including appreciation or tax benefits)These are rough estimates, and individual properties will vary.

Think game room, hot tub, peloton, neon signs, pool table, arcade games, and pickleball.Optimizing Listing Photos: The first impression matters.

Most guys will watch, some will fail at the first impression and very few will buy her a ring.  

Your journey so far sounds impressive - developing strong analysis skills, building relationships with brokers and industry experts, and even securing potential sponsors is no small feat.

@James Wise funny enough I got the same impression from you based on your post, that's why I commented because it couldn't be more incorrect based upon my experience.I will say yikes, you must be pretty insecure if you felt the need to say that about my own experiences that you have no knowledge of in states that you're not familiar with. 

I must say, I’m impressed.

Being a homeowner (especially in your area) is impressive. 

Forgive me if I gave off the impression that I thought this was easy.

Motil has a pretty impressive resume' I can see where folks would lend to him  ..

The investors that I work with daily are very impressed going through the process of investing in New Construction.