Hi Natalie, MTR's do seem to be struggling if that is the only focus for a property.

Hi David, you need a discounted propety, have you tried hyper focusing on off-market properties in your desired area.  

As a CPA focusing on real estate taxation, I frequently encounter property investors excited about cost segregation studies.

Upside though this also creates opportunities I guess.BRRRR could work here I think but would really need to focus on younger stressed properties to get around bank valuation process.

Or should I take advantage of my low living costs and focus on investing out of state in a more affordable market?

They are a group of investors and investor focused agents and put on several meetups a month.

I focus solely on Detroit proper because, in my experience, the rent-to-price ratios, opportunities for value-add projects, and overall market potential are much stronger there.That said, Detroit is a nuanced market.

We are going to focus on small multi-family first, and then  get into large multi-family.

The tax benefits refer to the tax deductions from mortgage interest and property tax.The returns mainly rely on appreciation, and the cash flow only improves in the last few years, also depending on securing the 5% refinance rate.I've learned a lot from this forum, but as I start to operate on my own, I'm still not completely confident.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.