Even cash flow on a decent property from years ago doesn’t compare to the appreciation over the same time.I have seen cash flow investors that end up investing in Ohio or some other C or D neighborhood regret their decision after realizing there is zero appreciation in those places and cash flow won’t even cover a major expense if something happens. 

There's also a major university there, Ken Griffin just moved Citadel hedge fund down there, and the technology entrepreneurial landscape is opening up as well.

The vast majority of those people are exaggerating their successes.

It was a good learning experience, but it made me realize that staying away from major rehabs (for now) might be the best move until I have a more reliable system in place.That said, having family in the area like your sister and brother-in-law is a huge advantage!

So all my deals I put together or the vast majority had notes on them.

In all major cities, especially ones with a higher crime index, unless you study the market and know it, I would never rely on someone else to choose a block.

A lot has happened since starting, between material shortages in SWFL for a while, a massive hurricane, a period of power outage, damages to various parts of the city (and major damages to surrounding cities), high demand in labor/resources, a transformation in permitting systems, and a boom in construction in general. 

-any major differences among your 4 properties?

It is your first year when you get the major tax savings windfall due to cost segregation and bonus depreciation.

This is my first major rehab and I'm trying to be creative about stretching my budget.