I live in a so called "cashflow market" (Milwaukee) and have always made a lot more on equity than on cash flow, even before the last 3 years.But I also know investors who have grown and managed a portfolio "city cash flow properties" for decades and have almost nothing to show for - because capex exceeded cash flow.High appreciation markets are also risky to invest - while I feel very strongly about that market not going to crash as a whole, I am not so sure if markets like TX will not come under pressure after the exuberant gains of the last years.The Midwest is the only region left with an affordability index over 100 (median family can afford a median home), so just like communicating vessels in physics we may see a market rebalancing, where remote workers will move to where living expenses are affordable (not only housing) and boom markets will see an adjustment (not a crash).And even if you are an apartment syndicator, you need cash flow to boost NOI - there is just no way around it.

Replaced one set of acquired tenants and boosted rent up an additional $100/month with new tenants I screened myself.

I sold an apartment complex with a 3.2 cap, but it had a projected cap of 9 with the needed repairs/mgt boost.

@Chandler Butler Getting your license would be a great idea to help boost your investing!

It's a 4 bedroom 3 bathroom with nice ceiling size, good curb appeal, etc.

If you're looking for Pros to town homes, consider the following: the HOA generally covers outside appearance, so that will take care of your curb appeal as well as a lot of your weekly maintenance (lawncare, snow removal, landscaping, etc).

A plumbing modification that requires digging up the curb trap (or something similar) should cost a few grand.

While creating it, if I find it useful to use specific dates and attach numbers and deadlines to boost my performance, I do it.

Like I said above, adding bedrooms is often times the best way to boost cashflow!

It may take months and a lot of work to get this straightened out which is why I recommend you educate yourself and prepare for the worst-case scenario before starting.Another option: paint numbers on the parking spots or curb.