@Xavier PereraAt 21 and making $180K a year, you’re in an incredible position to transition into full-time real estate investing.

But if you put in the effort, Detroit can be incredibly rewarding.Over the last several years, the city has been on a steady upswing: population growth, major corporate investments, and increasing demand for housing are all positive indicators.

I could tell you to invest in Milwaukee, you can still find cash flow positive duplexes here in good neighborhoods around 350k and we have had very consistent 8% appreciation over the last years.

I also like to check reviews on platforms like Yelp, Google, or even Angi (formerly Angie’s List).

If approved, you’d already be in a position to add units, whereas others might still be navigating the zoning process.That said, rezoning takes time and isn’t guaranteed, so it’s worth weighing the cost, process, and likelihood of approval.

Right now, the best offers around me are for some 1.3-4 million, that only generated around 100k per year gross, so there would be a high chance of not cash flowing, and paying money, especially with a commercial loan (these buildings have more than 4 units).I was thinking that although the rental itself does not generate money, I would be able to deduct the mortgage interest, and depreciation from my personal w2 income and would be net positive.

You can also hire a real estate attorney off of UpWork or Fiverr to review the documents and give you an opinion just to be sure.

Investors who establish scalable systems, secure diversified sources of capital, and streamline project execution will be better positioned for long-term success in an increasingly competitive market.For those ready to move beyond individual deals and build a high-volume distressed property business, the focus should be on operational efficiency, strategic partnerships, and disciplined execution.

Like Devin said, double digit rates and you could still have fees similar to a first position mortgage.

If OP can lever-up while maintaining adequate reserves, he will be in better position than buying with heavy cash position.