Underpriced, underperforming, value add, 20 units, cash flow potential, low risk How did you find this deal and how did you negotiate it?

Also no credit reporting, so I signed up for Landlord Credit Bureau at my expense.Hope this helps, for now I’ll be staying with Hemlane.

I do direct booking through the Houfy website, taking credit card payment by Square. 

Plus,  if you have the ability to do another FHA 203k, it's a no-brainer.The low down payment is unbeatable, and then add on that the bank will all finance the renovation!  

Cleveland and Dayton can be great markets for high cash flow and low purchase prices, but you need to be careful when navigating the neighborhoods so you're not buying in a D/F class area where no property managers will manage and where you'll never see any positive cash flow.

It’s a low-risk entry into real estate with built-in cash flow potential.

The city also benefits from a relatively low cost of living compared to other major cities, attracting both renters and investors.

IF my numbers are truely "too low" I just looking gain confidence in how I am analyzing properties and estimating repairs.  1710 10TH AVE N, 37208: https://docs.google.com/spreadsheets/d/1B0CoSbGxQFbRBVzXBERw...6121 Southampton Dr 38119: https://docs.google.com/spreadsheets/d/1a3WBEcgv2SMggu5P2HrK...2014 Salem Mason Dr, 27208: https://docs.google.com/spreadsheets/d/1Jzr5TN9PYhuiFuD2THLb...Spoke with a seller yesterday, before I go with these numbers I thought it best to ask for some guidance. 

Low insurance" is concerning to me, as Athens gets a LOT of high wind / weather / tornado activity for unknown reasons - they just got hit again last weekend. 

A lot of what you'll see here is older homes in desirable areas and that scarcity keeps price growth high while keeping sales growth low.