Building a sport court will run like $30 grand, but would increase your rental value. a 6bedroom 4 bath house with a sport court, hot tub, fire pit, mini golf, arcade etc. will most likely crush it because it's cool.

I invest here in GR and am happy to connect you with our financial advisor who is helping us structure our businesses for our properties. 

For example, there are a grand total of a whopping 34 multi family properties currently on market for under $500k. 

I'm under contract on grand fathered 3 family that is currently being used as a 2 family. 

@Jay Garrison grand is still the solid boarder, even if your west of Homan as long as north of grand there’s solid tenants/homeowners.

But to my C4D's, the instrument I use to LEGALLY effect the exact same outcome as SubTo, I have had a grand total of 0 DOSC called, ever. 

My tenant, a single Mom, had rented my rental for almost 2 years with her son and couple of grand children.

Not a huge difference in the grand scheme of things.  

When I first started working with new wholesalers years ago in the Phoenix area, I remember meeting a buddy who’d just locked up a deal on a fourplex near Grand Avenue.

i keep seeing:1. buy out of state rental in a solid neighborhood with long-term potential (just as you are recommending) but then...2. have one rough tenant turn that costs a couple grand, and3. give up on real estate investing, and turn on everyone involved in the transaction for not guaranteeing that sweet cash flow in month 1 lol, yea there is a decent chunk of investors who get really butthurt by that one bad unit turn and just give up.