Anna's population continues to grow with a rise in the median income + infrastructure/new businesses.

Detroit is “supposedly” making a comeback, but it went from a population of 1,650,000 to 600,000 in 50 years.  

The location is prime—adjacent to a college that has experienced 37% population growth over the past five years.

Here's what I’m targeting:Investment Criteria:Unemployment rates below the national average.Rent-to-price (RTP) ratio of 0.60 or higher.Median home prices below $150,000.Growing population and areas where rents are stable or increasing.Key Questions:Which markets have you found to be ideal for first-time investors?

The low price tag is so tempting, but they just don't appreciate like SFHs, HOA and assessments are frustrating, and loan options are limited depending on the building's owner occupant vs renter population. 

I just can't there because I don't see a path toward appreciation or population growth (especially in Decatur).The longer that I have owned in markets that appreciate well, I see the benefit finding a way to either just get by in years 1-2-3 on long term or using short or mid term strategies in markets that appreciate well.

The average income in the zip code is about $90k.The population in the 34746 zip code in young (median 38 years) and growing from 53k in 2022 to nearly 60k in 2024.Rent by room is not as popular in this zip code as it is in the 34741 zip code, perhaps reflecting HOA restrictions as well as building configuration.

These were originally built for students, but with population growth outpacing student numbers, they converted and are now thriving as traditional multi-family units.

Specifically, there's job growth (Intel, Honda, Amazon, Nationwide, etc) and the population is growing (unlike Cleveland or Cincy).

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.