Also the opportunity cost of not deploying your capital in an investment vehicle yielding more than 7% is high. 

It sounds like you're trying to identify which area is "hot" based on sales volumes and price.

Purchase price: $330,000 Cash invested: $360,000 A cash (silent) partner and I are buying this duplex, flipping it to an ARV of $460,000 then doing a cash out refi or selling it for a profit.

Phoenix contains a rare combination of elements that have created an outstanding market for distressed property investments, including the following:Cost Savings: Distressed properties are sold below their market value and enable investors to take hold of properties at a trifle compared to traditionally listed properties.Strong Market Fundamentals: Being among the fastest-growing cities in the country, Phoenix ensures a high demand in housing and rentals, hence good potential for resale or income from rentals.Value Creation Opportunities: Most distressed properties need renovations; thus, such situations present opportunities for investors to increase equity by adding value.Population and Economic Growth: Phoenix remains among those cities in the country which are attracting more and more residents and business; therefore, this presents good, long-term appreciation possibilities of property appreciation and income creation.Challenges to ConsiderWhile the rewards can be great, distressed property investment is not without its challenges.

I understand that a lot of units in ATL are now accepting section 8, so newer, nicer properties are taking the tenants.Possible strategies:-Just lower the rents to the lowest price I can find for a 4BR in Atlanta -- probably around $1200 or $1300, and get a market tenant in there.

Of course I rode the wave from 2018 to 2024 with the west coast transplants during COVID and driving up prices in the area.  

Purchase price: $65,000 Cash invested: $11,000 Our first investment has been a long time coming.

Purchase price: $28,500 Cash invested: $121,000 Sale price: $170,000 SINGLE FAMILY RESIDENTIAL fix and flip What made you interested in investing in this type of deal?

(Net sales proceeds after all costs (PS. loan payoffs are considered proceeds.) minus purchase price is your taxable net gain.

This is down the alley of tax liens.Yes, deduct the lien from a sale price.