Buy something a little more move in ready with some room to increase value by doing cosmetic repairs.

Most seller's are not going to give allowances for cosmetic items. 

So we made the necessary cosmetic upgrades quickly and had the house on market within a month.

Some cosmetic work would be ok.

We had one fall apart recently due to the idiot appraiser couldn't see past the cosmetic items.

But with the area comes more issues than elsewhere, but nothing outrageous as of yet in the 3 yrs my company has been at it.The key to doing it safely is getting VERY cheap houses, as in some being 6k but needing a full gut and others being 19k that needed barely more than cosmetics and HVAC and water heater due to theft.Some people believe in the Portland revival and others don't see gentrification really taking place but at the end of the day the property is still cheap and people will still pay good money to live there.

The rest of the time they provide the info.Of course, rents will have to increase across the board to accommodate for this and I hold everyone to a strict damage requirement, so if there is ANY damage it is coming out of deposits, and bi-annual or more frequent inspections (also good times to do routine maintenance.)

I then routinely monitored the onlin property tax records each year to make sure the taxes were paid and lo and behold, I discovered the property had been transferred without our consent.I then contacted the Buyer and told him he has 30 days to pay us off.

male/female  they hit every NOD door in the 3 county metro area 2.5 million msa  this created 2 to 4 closed deals a month.. don't know how one individual could do this.. they try burn out and give up..thats pretty much how it goes.. those that buy distressed off market asset routinely have a team one person doing this while it can happen where you have a ton of low value or distressed inventory but in other markets its pretty tough going

out of state investing is what more than half of the members on BP do routinely. just have to have common sense and not get sucked into something like a Morris invest situation..