So many new investors are only looking for "off market" and wholesale deals- the fact of the matter is that 95% of the residential real estate transactions occur through the MLS, and contrary to popular belief, you can find deals there.

But with my belief that the market will dip, a 10% margin gives me some buffer.

@Russell Brazil is exactly on point, 2% rule works when the properties are cheap cheap cheap.The rule stems from the belief that (a) half of gross rent will go towards expenses, and (b) .6-.7 of the rent goes towards the mortgage payment. 2%-1%-.7% = .3% monthly profit.It's a very conservative formula, but just explaining why some investors stick to it.

Therefore, it is my belief that a 3-5% Cap Rate with a Strong possibility for appreciation and a hassle free tenant is not a bad investment.

In real estate at least you have some control.My belief is real estate will nationally echo the health of the US economy and local demand will be driven by many factors. 

:@Ken VirziMost of the time I don't particularly like Jim's business beliefs or philosophy and I've said as much to him here on the forums conveying my disagreement with, I hope, respect. 

I think there IS a religious-based homeless shelter about eight blocks away -- I know they run a soup kitchen.And yet a $7.6M "educational clubhouse" built by a private foundation is going up across the street from my duplex, next to the municipal building/police station/firehouse.The reason that your classification points won't always work is that the kind of activity I'm describing is, in this case, being caused by obvious gentrification next to an obvious lack of it.

The city is steadfast in its beliefs that it can legislate its way to prosperity, but I'd side with Ronald Reagan on this one, who said, “The top 9 most terrifying words in the English Language are: I'm from the government, and I'm here to help.”

Start by challenging how you see life and what are self-limiting beliefs are holding back.

My belief is that the collective intelligence of forums like this one is a great start to get alternate ideas, especially in real estate.I mean, I see discussions of 10% coc return in these forums.