@Honoline My personal experience with assignments in Niagara has not been positive, while not impossible, not as easy as it sounds.

Estimating rehab cost without seeing the property can be quite difficult if you don't have any or limited rehab/construction experience. 70% is based on ARV and in most markets that can be difficult to get ... not impossible, just difficult.

Griffin, I agree that $250K seems impossible.

Because they don’t advertise, difficult to find.Type 4 (Low Quality, Low Price)Not able to do any new construction or additions, rarely licensed, focused on low-end remodeling & maintenance work.Just one or two-person operation with no support staff.Very low overhead, markups seem low, but they often end up higher due to issues they didn’t price.Bids: Almost impossible to get a reliable written bid from them because they don’t have the knowledge to prepare proper pricing.

First it was impossible, now it’s horrible so which is it?? 

(existing "affordable" inventory becomes very attractive)"1%" Rent-to-Purchase Price Ratios and 7-10% Cash-on-Cash is Normal.An Abundance of C/C- Locations in Extreme Transition with Verifiable Upward TrendsDozens of Neighborhoods with 70% Price Appreciation Over the Last 5-Years20,000+ Multifamily Structures in Franklin County; Less than 10% Transact AnnuallyMarket Rents are Impossibly Low Across Existing Small MF InventoryOur top 20 performing zip codes for MF propertieshttps://www.biggerpockets.com/...

In a booming construction market like this it's going to be nearly impossible to find a contractor who can do it fast, cheap, and with quality. 

I also used Angeles affiliate of realtor.com to connect me to a realtor who told me finding a home in Los Angeles for $50,000.00 would be nearly impossible.

As a big plus we have area economic "power-houses", that is say an area with a concentration of industry centric leaders with massive area investment to a level that relocation would be all but impossible.

I'm not looking to buy in Mayberry, South Dakota for cashflow.Obviously, this is impossible to know for sure, but we could make some good educated guesses based on trends.Large cities like NYC, DC will surely continue to grow.