@Marcus Stokes, house flipping is a full-time business operation, even with current market conditions.

Second, you don't want to operate at a net loss, it's money out of your pocket every month and essentially negates your equity gains over time.

I don't have enough knowledge to vet who's a good operator so I passed.

@Sean Doyle - Toledo is the only city I operate in.

If you’re using leverage, be extra cautious with your underwriting to ensure the deal still works at today’s rates.Economic Uncertainty: Inflation, potential recessions, or shifts in demand could affect rents, vacancy rates, and property values in some markets.Increased Operating Costs: Rising insurance premiums, property taxes, and maintenance costs can cut into profit margins, particularly for buy-and-hold investments.Regulatory Risks: Some areas are increasing restrictions on landlords, particularly short-term rentals.

@Camille Romero Operating a rental property out of state, especially just 1, can be very difficult and costly.

Target ReturnsWhile target returns are crucial, these should be discussed only with investors—not brokers or others helping you find deals.Sample Investment CriteriaHere’s an example of well-defined CCC:Location: Primary and secondary cities in the Southeast with population growth.Type & Class: Class C garden-style or walk-up workforce housing with repositioning opportunities.Age: 1980s construction or newer (case-by-case for older).Price: $5M–$12M, requiring $1.5M–$3M in funds.Size: 100+ units.Cap Rates: Market rates.Roof Type: Pitched roofs preferred.Value-Add: Opportunities for improvements or better management.Why This MattersBy creating crystal clear criteria, you:Avoid wasting time on deals that don’t align with your goals.Build trust with brokers and partners by demonstrating a focused investment strategy.Increase your chances of finding deals that meet your financial and operational objectives.I'll be posting each chapter as I go through them so you can follow along from my notes and we can discuss different strategies.

Currently operating in 10 different markets across the Mid-south and Southeastern regions and would love to connect with you on what your goals are. 

It depends on where you want to position yourself in the market and what makes sense from a business perspective in relation to your overhead / operational costs.

On a commercial asset the value is directly based on the NOI (net operating income).