This also goes for what you're grouping into OpEx...some are just overall business management so the asset looks worse because of your accounting for them.Overall though, $6k of cash flow, $Xk of principal paydown, tax benefits, and 3% appreciation seems like a fantastic investment.

Too bad we wont cross paths at BPCon2023 but hope your Atlanta trip goes fantastic. 

Or you could buy a SFH in the suburbs but duplexes in the suburbs will be a fair bit more expensive.Anyway, I think Detroit is a fantastic place to build wealth now and in the coming years.

I've been in the game for over 20 years, mainly in Tampa, Florida, and it's a fantastic market for both cash flow and appreciation.

Buying a Bed and Breakfast with potential for events and short-term rentals (STRs) can be a fantastic investment, but as you mentioned, with the market saturation and seasonal challenges, it's important to run the numbers carefully.

Here are the variables you'll need:ARV (After Repair Value)Estimated Repairs (add a 10% contingency)Estimated RentPurchase PriceEstimated PITI (Principal, Interest, Taxes, and Insurance) on the refinance sideIf you know these values and ensure that your all-in cost (purchase price plus repairs) is 75% or less of the ARV, and that your rent will cover PITI + vacancy + maintenance + property management, then it's a deal worth pursuing.The BRRRR model is a fantastic way to build a portfolio and is still very feasible—even in 2024.If you're interested in more info, feel free to shoot me a DM—we can connect, and I'd be happy to assist you.

If the returns aren't fantastic, raising for deals can be more challenging.

It's stressful but ultimately it's been fantastic for us.

That said, it can be a fantastic MTR market (if you know what you're looking for and have the network to find the guests).But moreover, why would anyone need a list of 100 cities?!?

Depending on what you are getting into, it could be fantastic, or a maintenance headache if the reason it's off market is because it has some deferred maintenance.