Mid term rentals however are another viable strategy for the area should further restrictions come into play.

@Jordan Sachs I can not speak to PA but in MN, yes, I have seen similar scenarios play out. 

Playing for cash flow still, but also a little for appreciation and the single families typically dont require as much hands on work on a weekly basis (mowing grass, shoveling snow, etc.)Everybodys niche will be a little different.  

The "high cash flow areas" you speak of are only good on paper, and while they can be if you play everything right and all goes well, I find that is harder than it seems.

We served the second tenant shortly afterwards and once they saw how the other situation played out, my wife was able to work with them to get them out without going through an entire eviction process. 

There is much confusion about the 4% and 6% in property taxes.Non owner occupied property is taxed at 6% of the value to get the taxable value.This does NOT mean your actual property tax is 6% of the purchase price for rental property,In reality property taxes are about 2% of the purchase price for rental properties and about 1% of the purchase price for owner occupied properties.Google Greenville County Property Tax estimator and play with it and get a sense of how it works.3.

Unfortunately, ther'es no guarantee, because there are a lot of variables at play here.

For me, 2- 4 plexus are, most of the time, a cash flow play, and therefore, the ARV is less important in the analysis.

I would consider it, but living and knowing the Memphis market, the purchase location plays a big part.I see that this was posted in 2010, so I am assuming you have had many replies and probably don't have the property any longer.Tommy DouglasTDHomes4U LLC

A HELOC gives you flexibility since you can draw as needed and only pay interest on the amount you use, which might be useful if you’re not sure exactly how much you’ll need upfront.That said, it’s important to compare the interest rates between a HELOC and your expected returns in the stock market—if you’re making more in your investments than you’d pay in interest, it could be a good play.