Yes Love the Metro Detroit area(my rental portfolio is here)The balance of price/rent/location is so hard to beat.These are the types of deals we have incredible success with.Purchase: $80k-$130kRent: $1200-$1500ROI: 10-14%Cash flow: $250-$350/doorAppreciation: Double digit (for past 10 years, will gladly send data)Location: C, B- (suburbs and certain markets)We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, mortgage, Amazon fulfillment, and more jobs.The bad reputation comes from OOS investors wanting $20k D market properties.

Check with your local housing authority office to ensure that you're allowed to have the tenant pay directly through a website or in any digital form.

It does seem high, but is it a digital board, how many billboards are in a 2 mile radius, what is the traffic count of the road it is located on -high the better.

Last year there were 2 zip codes that seen double digit appreciation in Grand Rapids and that’s in a market where people are still able to Cashflow positive.

Maybe somebody can help me find the digital copy of the journal.

Most of the properties I'm looking at are $250-500k and its been a trick finding anything where the COC in year 1 is even double digits, let alone 12%.  

@Denzel FaulkenMetro Detroit (my rental portfolio is here)Purchase: $80k-$130kRent: $1200-$1500ROI: 10-14%Cash flow: $250-$350/doorAppreciation: Double digit (for past 10 years, will gladly send data)Location: C+, B- (suburbs and certain markets)We have over a dozen Fortune 500 companies just in Metro Detroit with huge Healthcare, Auto, and mortgage industry National footprints.

I'd rank them slightly higher than HUD or going to the DMV.TapCap appears to be a broker, I have never heard of them, but there are a slew of new digital groups out there recently.

I'd rank them slightly higher than HUD or going to the DMV.TapCap appears to be a broker, I have never heard of them, but there are a slew of new digital groups out there recently. 

How does the expense ratio look, especially when insurance costs are increasing at double digit rates in some markets?