A couple things I've learned over the last year.1. 1 bedroom 1 bath units are the "sweet spot" for best cash flow ROI.

Think they're p-oed on losing hotel taxes.However, I think almost all of them will grandfather the existing ones in.I've got one in wine country in OR (yes, folks, we do have one) and that's their plan as of now.

I have also advertised it a lot in FB and CLThere have been some visits, it is sort of picking up now and people seem to like it but no offer so far.Any other piece of info you need to come to a conclusion please ask.This is my first flip so I already have a few things I know I have to do different next time, like staying away from houses out of the sweet spot.

@Bryan Beal I think every investor has to find their own sweet spot regarding all the “rules”.

I've found the sweet spot seems to be a purchase price of around $80 to 120k with an ARV of $180-220k.

I Drive they that area weekly, I'm in the Wine and Spirits industry, so I'm always checking out new areas.  

Own one on the Cayuga wine trail and am hunting for another.Most houses in the 200s escalate quickly and I’ve been outbid multiple times.

Okay sweet, you made 20k off the purchase in year, but what about your mortgage payments?

Look at 4 unit properties that was my first buy and I did a BRRR which allowed me to buy another 4 unit later. 4 units is a sweet spot where it's still fixed rate residential mortgages but has a lot more cashflow. 

Recently put it on the market and one of the first responses was a sweet girl.