I know the sweet spot is supposed to be 10-12% cash on cash return based on BP podcasts and talking with a few other investors.

If they were approved by a bank to buy an $850k home last year, now selling that home for a gain, I know them and have positive experiences and believe they have solid character, we were neighbors for a while, their young girls are very sweet (and occasionally very helpful with yard work) ...why would another background check be required?

Yep, it's a challenge to find the sweet spot between prices that are still reasonable and a neighborhood that is on a good trajectory.

So you're saying your sweet spot is 100k houses? 

Bottomline, VA is a pretty sweet deal if you can find a hack or something worthwhile to utilize it then you definitely should!

@Francesco Gomez - Sweet, that is a good problem to have my friend!

Nice cars, big house, sweet monthly vacations, eating anywhere and everywhere I want (#singlelife)then after that I'm all about just paying for more time with family, future kids education, health, relaxing. 

And yes, we also have some delicious sweet corn if you ever visit. 

Caleb Heimsoth: Short, sweet, and to the point.  

Problem is if you list too early, the listing goes stale and looks like it’s been sitting around for 30+ days when in reality there was a tenant in there.What is the optimal sweet spot for listing a vacancy?