Nice to see Zillow agreeing with every sales person from Buffalo LOL.Buffalo is a good market to invest long term if you get a good property, on a good street, in good condition.  

I personally invest in the North Dallas area (Prosper/Celina) where there is lots of growth in homes with nice lots.

Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

It would be a nice little $200+ per month each for a while.Instead of renting, owner finance with 10k down.

We still find buyers (and renters) that like open to a degree but want / need the office space for remote or hybrid work arrangements.When dealing with a market that does not have huge spreads on properties, one needs to define what is really important versus what is nice to have and see if the math works. 

And, appreciation is always a nice bonus.I assume a long term hold is your plan.

I was shocked to see what is going to be a nice high-rise complex about 50% complete in shambles.

I bought a Class A (nice Indy suburban home with excellent schools) in 2013 and it's appreciated (doubled in value from 2013 to 2021) and I'm positive cash flow because of my low interest rate, 3.875%.

Things are going well so far - I am using Grant Shipman's model (LivingSmith) instead of padsplit, which works great for me.How nice are the neighborhoods you invest in? 

A friend of mine in Austin once negotiated a partial buy back option when the seller realized they might want back in if the market soared.. from what I read in Bloomberg, that approach can work well if both sides trust each other.If the tenants’ rent covers your carrying costs, that’s a nice cushion, but you still need to clarify that buy back clause.