Good occupancy and solid CAP rate.

Without evidence, it's hard to say.First, you should educate all of your tenants to report excessive noise to the police.

It requires a solid FICO, that you get pre-approved with all current financials held in file beforehand, with the complete contract package submitted upon execution which starts the clock; insurance must be arranged within three days for lender underwriting. 

Condo HOAs are killer but this looks like a solid deal.

If the work needs updates, that’s where it can add up, but $30K sounds like a reasonable cushion based on what you’re describing.It sounds like a solid deal, especially if the cash flow is good.

I sometimes think about investing there given my affinity with the location...but realistically it just makes more sense to put my money in rentals in Indianapolis where I invest currently and the returns are still solid.

But this right here..... this is a solid answer.

@Kerry Hermann - the posts by @Michael Ewers and @Samuel Coronado were solid advice (I don't know Nita Cook whom Sam referenced, so that's the only part of his post I can not comment on).I second what Michael said about the market here - it was fantastic from 2017 (when I started) through 2022 - then it really started to crater in 2023 (although we still found some deals), and the bottom completely dropped out in 2024 (found one small commercial deal and one residential flip deal in 2024 - that's it). 

Buy solid real estate - its NOT SEXY.

Quote from @Christopher Lynch: This is a solid start for the capital partners willing to do the 100% fin and then 50% on the profits.