RIght now, I haven't heard of any concepts except Amazon buying up some JC penney or sears locations.OP should not be diving into retail!

Plenty of affordable duplexes in Toledo, if I was you I’d dive right in.

I want to start by saying I have never done a subject to deal, I have done some research and am currently digging even deeper as I think this may be a good strategy for a deal I am working on. 

I guess I just have to dive in and start being creative, My idea is to find the greatest gap between housing prices and rental price, this would give me an idea of markets that provide a good return.

@Stella Xu  I just posted an article on Bigger Pockets where I dive deep into the changes which we will be seeing in the near future, predominately the migration from Big Cities to Small Towns.  

Our STR is secluded in the mountains of Colorado and is on the larger side sleeping 16 with 2 kitchens and is dived in a way to accommodate 3 families comfortably.

That would help the retail market from taking as much of a dive, but the foreclosure auctions will still likely have more deals than cash bidders, driving down the prices.The low interest rates are tempting many to refinance but if the market drops from a flood of inventory, you could end up owing more than the property is worth, for the time being, since the high prices are sort of artificial from the low interest rates.

Lets dive into a few of the take-aways from our PVRP_RESIDENTIAL: Residential 1: $350,000 single family home with no debtMarket rents for properties like this are around $1800Operating expenses are relatively low, tenants pay utilities and i’ve a assume a owner/manager situation for all three scenariosNo debt, means no principle pay down, higher cashflow in dollars, lower After-tax cashflow return due to taxesProjected year 1 returns would be as follows for this illustration:Pre-tax Cashflow $13,070 (3.73%), Pre-tax + Pay Down $13,070 (3.74%), After-tax + Pay Down $12,749 (3.64%) and Total Return $22,551 (6.44%)Residential 2: $350,000 single family home with low leverage (50% Loan-to-value)Leave market rent and operating expense variables the same to maintain a like-kind analysisYou could theoretically buy two of these, so for illustration purposes multiply each return metric by 2Projected year 1 returns would be as follows:Pre-tax Cashflow $3,640 (2.08%), Pre-tax + Pay Down $6,999 (4.00%), After-tax + Pay Down $7,224 (4.13%) and Total Return $17,026 (9.73%)Residential 3: $350,000 single family home with moderate leverage (70% Loan-to-value)Again rent and expenses are fixedYou could theoretically buy 3 of these with your available capitalProjected year 1 returns would be as follows: Pre-tax cashflow -$132 (-0.13%), Pre-tax Cashflow + Pay Down $4,570 (4.35%), After-tax + Pay Down $5,014 (4.77%) and Total Return $14,816 (14.11%)The take away here are the fundamentals of leverage.Sheet 2, named PVRP_MULTIFAMILY will outline some current on-market opportunities.

@Mark James III would dig deeper.

I'm excited to dive more down the rabbit hole, but I started listening to BP Podcast just today and I'm reading "How to Invest in Real Estate" by Josh and Brandon.