Like when a tenant is a disaster, you are going to move that one down in some spots.

  $900 seems to be the sweet spot right now and most of those cost 45-55K including fix-up.With all that said, I'm positive I spend money on the properties in ways that most landlords at these price points do not. 

That’s what I’m talking about.. having people on the ground who know their turf and can spot trouble before it smacks you in the face.From what I’ve heard, outfits like Northwest Preferred Property Management or Umbrella Properties in Eugene aren’t just running the numbers.. they’ve seen the weird mid-season repairs and the tenant personalities you’ll never read about in a textbook.

They love having the short-term rental properties since that gives them a spot to stay while they're in town! 

In my experience..from what I read in Forbes..it’s not unlike discovering a great local coffee spot: once you find one that nails the roast and atmosphere, you tell everyone who’ll listen.

The other methods, I've always seen blind-spots, points of friction, grey areas, conflict potentials.

They might spot arguments or angles you hadn’t considered.

It doesn't take long to learn how to spot a good deal.6.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

It doesn't take long to learn how to spot a good deal.6.