I wanted 12 -18% cap rates (interest rates were MUCH higher), and real estate I could buy for 25% + below REAL value.Immediately after the crash of 2008 I sought properties in the most devastated areas (Phoenix, Miami, Las Vegas) that were (1) class A (2) one third previous sale price (3) 8-10 cap rate on residential.Now I look at properties with a steady cash flow (depending on risk and property type), have rents that are short term adjustable in case of high inflation and have a potential equity "kicker", such as neighborhood being developed, restrictive zoning, university expansion, etc.I now divide my portfolio in three areas, not always mutually exclusive.  1- short term mortgage notes or long term mortgage notes purchased at large discounts (secured by commercial properties) for cash flow.  

However my score is low and not rising at all.

 : ) Of course, you would need to adjust for inflation, from 1982 to 2016. 

I know on our fix and flips just owing  these things 6 months is uber painful  LOL and it also keeps values from rising as much as other areas that would have the same great basic economic drivers Texas enjoys.To me Texas to make money is a quick flip state but that's just me what do I know

If you call yourself a wholesaler, you may never rise above that simple strategy.  

Boise is great for a relatively inexpensive rising market and plenty of outdoor activities! 

Also, to me, it makes a lot of sense to sell into a rising market and redeploy your funds elsewhere where you may have better value.  

Most importantly employment is on the rise.

Then the property tax started to rise much faster than the rents would support.

Lets say it's under performing and only has 60% occupancy because PM sucks and rents are under market because the owner is old and hasn't kept up with inflation.