It's all about the location, you might be able to buy a cheap house, but if it's in an area with nothing but other cheap houses and in an area that is "not desirable" you're not going to make much money on it, either in improvements or rent.

.- it does not forecast rent growth or appreciation into the calculation.Those are not areas i desire to invest.  

My point is cash flow is only one source of return on RE and in my opinion the least desired because it gets taxed annually.  

You haven't provided us with any information that would help us help you.My recommendation: do not sell a property unless you have a plan to invest it in another property that will perform better, or if selling will move you closer to your goals.If you don't have a firm plan, hold onto it until you do.

Quote from @Christine Gordon: Quote from @Roi Azoulay: This firm is known to advertise fake distressed properties all over NY and reach out the the actual owner w/attempt to get listing agreement, Unfortunately they are still active and keep doing this for many years and no other website/mls does anything about it. 

To thrive in real estate investing, you must maintain a firm grip on your finances.

I think we missed an opportunity with you to firmly set the right timeframes.  

.- Son to have RE license and path to life he desires.  

I have many questions and I've narrowed my desired locations down to Hornell, Corning, Bath, Horseheads, Elmira and or Binghamton.

You have to possess the ability and desire to navigate it.