If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

If you didn't budget your rehab correctly, and don't have access to more money, you will be stuck (this is also true if you buy with cash without any excess money).  

Due diligence is key before you sign on the dotted lineBuild a network of a great property manager, lender and maintenance teamDepending on your budget, I usually would start with at least a duplex, triplex or quad.

Well, there is this pesky obstacle called budget.

My other recommendation is once you decide in a budget and a couple criteria get a really good realtor.

Yep.... that exact same price.So, yes, offer what your budget allows and if the seller says no, just move on.

Adjusting the purchase price, budget, and offers can help you reach the break-even point.Many calculators overestimate cost assumptions or rental comps, which can be both beneficial and a hindrance.

That said, with smart budgeting and solid reserves, decent cash flow is absolutely achievable—it just takes time to build.

However, we’ve faced challenges with lead quality: Most leads are solo traveling nurses, and their budgets don’t align with our 3-bedroom property.

Even sports touts with their huge failure rate and constant churn still have positive reviews and references.These low budget scams do not present like Madoff.