In a market where I would expect to see 8-10% cap rates, I’m seeing things go at 3-4%.

I'd recommend researching areas to see that they have:- Low unemployment- High demand for housing - relatively low inventory- local job creation/booming local economy- high avg/median income- increasing population- low average days-on-market (DOM)- history of rent and property value increases YOY- low crime- highly-rated schools (or above average)I'd compare the target neighborhood to surrounding neighborhoods and/or nearest metro areas. 

if you're looking to invest out of state, read these 3 threads first.https://www.biggerpockets.com/forums/48/topics/1159104-overl...https://www.biggerpockets.com/forums/12/topics/1171104-the-m...https://www.biggerpockets.com/forums/48/topics/1193623-rent-...with interest rates where they are, you just aren't going to 'cash flow' meaningfully on your first, or first few properties, for your first few years, if they are 'traditional' LTRs. with that said, if you're serious about picking an OOS market, i'd recommend going to your chosen market in person, probably multiple times, to set up your team.

From what HM told me, in addition to the points that his company charges (Each point is 1% of the loan amount), and the interest rates that you deal with when going hard money, the length of the loans are 6 months and 12 months, there is no multi-year loan.

Only make offers with seller credits that can buy down the rate to a place that makes financial sense. 3.

Now is probably a good time to gear up for future deals when interest rates or prices or both drop, but good deals are few and far between right now.

Thanks If this is an investment property you can get a DSCR loan on a 30 year fixed rate (no balloon).

If you are going to say your loan down part of your return for your net worth -- it should also be discounted, considering it is money leaving your pocket.

And only 1 of them is of a known brand (American Standard) and it's close to $700 and has a 1.28 GPF rate, which I don't like - prefer 1.6.  

Florida insurance rates are through the roof so that that into account.You might want to consider the Myrtle Beach area which is very popular for tourists.