Quote from @Cameron Moore: Exactly. 15 years ago, I noticed an increase in owners using insurance to pay for a replacement roof, usually to sweeten the pot during a sale.

I am not sure if I should stay local to my market.

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

With 26 years of contracting experience, you already have a huge advantage in the fix-and-flip game.

-- National Association of Realtors settled an anit-trust lawsuit last year.

Renting to Section 8 Long-Term TenantPurchase Price = $250,000Renovation Cost =$3,800Appraised Value = $270,000Monthly Rental To Section 8 Tenant = $2,800Monthly Mortgage Payment = $2,100Monthly Reserve for Maintenance and CapEx = $200Monthly Cash-flow = $500Another investment property was closed and added to my rental portfolio.

Over 3 years, I make interest only payments to seller, but raise market rents and it assesses at $650K.

Your prices may continue to appreciate/inflate in upcoming years, but just be diligent with your assumptions instead of over-indexing on historic performance. 

Also you have to understand what kind of investor you want to be. 

I want to confirm that this is a temporary situation with the BOI.Previous injunctions have been overturned.