I feel like a lot of the BP podcast episodes talk about investing in the general US market, but never really touch on HCOL areas.

If you are able, and I say IF you can find off market properties and you present your self to the seller as a wholesaler, that may be diffrent, but then you run into marketing real estate with out a license which if I understand correctly it's a criminal offense in nys.

With market rent in the area reaching up to $1,400/month, there’s great potential for increased cash flow.

Bonus: I know MTR operators in your market I can connect you to as well.

With the run up of multi family prices, relatively high rates and the 3.5% low down payment this is virtually impossible (outside of some markets in the upper midwest) to make happen. 

Rental Demand & Cash Flow: Is it feasible to achieve consistent monthly cash flow in Sacramento, given the current property prices and rental market?

My initial plan is to live in one unit of the first property and rent out the remaining three.

The rental market does seem volatile, with the higher prices only supported in the high season (may-sept lease start).

I have recieved an offer for 700k for my property (which is about market value) for my property.

The education and health services sector alone added 23,800 jobs in the past year, reflecting a significant expansion in these industries, particularly in healthcare and social assistance​.Proximity to Major Employment Centers: Greater Heights offers convenient access to key employment hubs such as downtown Houston and the Galleria area, which are major attractors for residents due to the short commute and abundant job opportunities​.Education: Nearby institutions like University of Houston and Rice University contribute to the area's appeal.Infrastructure Projects: Ongoing developments like the East Blocks Redevelopment and BioHub II at Generation Park enhance local amenities and attractiveness.Investment InsightsGreater Heights Rental Market Trends:Single-Family House Rentals:Median Rent: $1,350 for 1 bedroom, $2,695 for 2 bedrooms, $3,250 for 3 bedrooms, and $6,100 for 4+ bedrooms​​.Stability in rent prices with modest YoY increases: 2 bedroom rents increased by $195, and 3 bedroom rents by $250​​.Median Sold Price YoY ComparisonApartment Rentals:1 bedroom apartments saw a YoY increase of $305, 2 bedroom apartments by $667, indicating strong demand for these unit types​​.Available Rentals:High availability of both house and apartment rentals, indicating a robust market that can support new rental investments​​.Sales Market Trends:Median Sale Prices:Significant appreciation in home values, particularly in 1-bedroom homes, which saw a 190.7% increase from $215K to $625K​​.Other bedroom counts also showed positive appreciation, e.g., 2 bedrooms (5.3%), 3 bedrooms (6.5%), 4 bedrooms (17.4%)​​.Market Activity:Increased number of homes for sale and sold, suggesting a dynamic and active real estate market.