It is landlord-friendly, and specific pockets have gone upwards of 2-4x in the last 5-10 years.

My take away in the last few years has been its a very tough space and very seasonal. 

I just closed on one in Arlington, TX last Monday that was turnkey for 210k and rents for $1950.

Over the last few years the price has increased quite a bit.

Sorry disregard last post I did this wrong.. lol

There has been a ton of growth here over the last 3-5 years.

Agent in DFW that has also sold over 80m in the last three years.

That number is actually pretty low for a county with 2mil people, but it has increased over the last year.

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

While EVERYONE is acting like a complete nincompoop, I effortlessly rank #1, get a ton of leads, and make a ton of money BECAUSE my competition doesn't friggin think.Now lastly.. people will read this post, while it makes complete and absolute utter sense.. they will still ignore it and sent their next batch of mailers out next week.mind blowing I tell you.