It takes time and isn't as sexy as social media would have you believe - but then again it's also not as easy to get rich quick as the social media posters will say!

Record stores - I worked at one as a teen in the late 90's.

It was the owner of the house and a couple of neighborhood teens who handled the demo and clean up.

a lot of successful investors I know and have spoken with have not done incredibly sexy strategies that seem to blow me away.

My mother was on it when I was a child but has been out of the program before I was a teen.

The opportunity in this part of the market cycle is investors who do not know how to operate.It is not just valuation with renovation, it is valuation through operation.The problem is it just isn't a sexy topic.

Though out my younger teen years real estate investing was always something I was interested in and I have done quite a bit of research on the topic, but am nowhere near being well versed in all there is to know.

It's not real sexy when you mention Tulsa, although the metrics may be better.These cities are still attractive for a lot of people to live, and attract jobs and investments from companies.

Is it safe to assume that with rates much higher, that the target IRR is now in the mid to high teens?

@Ted BarrettIt's not really a rule but a napkin math theory to estimate if an investment is "good" from the twenty teens.