There are rentals one mile off of Huntington Beach that have increased rents at 9% a year for the last three years, but they don't cashflow at current prices (example 2 BR, 1500sqft sold for $670K and rents for $3100, 3yrs ago this unit sold for $470,000 and rented for $2300 still neg cash flow but thats the environment) But what you sacrifice in immediate cashflow, you hope to get back in healthy rent increases and appreciation which there is strong historic evidence for.

How it moves in Strathmore at Bel Pre (a small subdivision in Silver Spring) will be entirely different than how it moves in say Burgundy Estates (A small dubdivision in Rockville) even though the prices are similar, and they are only a couple miles apart.

hey everyone I'm matt I'm new to the investing community in missouri the st louis and southeast missouri area I have learned so much already I looking to get in to rental, fix and flips, and delinquent text wholesale and investing 

I live in Corydon Indiana which is about 30 miles from Louisville Kentucky.  

Thanks for the welcome Guys,My chicago property is in lakeview about a mile south from Wrigley field.I understand that chicago has property tax hike to about 2.2% of assessed value on horizon.  

I'm not planning to drive 100 miles every time tenant has a leaking pipe or a bulb burns out).So I'm looking at 1739 outflow for a net cash flow per month of 461 which is an annual cash on cash return of 24%.Or I could get a 15 year fixed loan and have (according to my back of napkin calculation) a return of about 15.6% and pay the mortgage down much quicker. 

I just don't know what do other than look 100+ miles away.

Did you notice the 100+ unit vacant apartment complex Blue Sky less than a 1/8 mile away and the very dilapidated duplexes right across Memorial on Line St?

@Miles NunezSoutheast Professional Title in Maitland closes a lot of deals for many local wholesalers in Central Florida and many Investors are familiar with them.

It'd be better to go with an accountant thousands of miles away who specializes in what you want to do rather than with one who's local and doesn't specialize in what you want to do.Also, with respect to house hacking, I see on your profile that you're currently interested in a duplex, but if you ever become open to a triplex or fourplex for the better cash flow, keep in mind the FHA self-sufficiency rule.