The rates look attractive for the 5 year, but going out to 10 is my preference to bridge the gap of downturns.  

There are other much more attractive investment areas of town, though.That said, those numbers are horrid.

On the other hand atlantic city is great for vacation rentals so  you can make money with the right property  . it is the opposite if Las vegas with a growing population and 45 million tourists  

At the area attracts a lot of first time buyers it seems that most want a house without the need to major CapEx over their heads.  

I think that is one of the main attractions of the industry.

What attracted me to the Matrix is they are local.

This becomes more attractive as the dollar continues to fall.

Own a commercial multi-tenant building in one of the smaller towns (all within 100 miles of Atlanta) which is evolving into a tourist destination and just bought an old historic hotel building there along with 3 other partners who are also somewhat experienced investors - we plan to renovate the hotel which also contains a historic restaurant, bar and retail space from a flophouse apartment building into something cool :wink: .

After giving this some thought I'm not sure what the attraction on this "deal" is.

Marketing to attract motivated sellers; and marketing to build your investor buyers list.