The first one was a home run the second flip ill make the 30k threshold but it was junk it wouldn’t make grade for investment where I’m at today. 

@Andrew Horner predicting economic swings is way above my pay grade and near impossible in my opinion.I know people in Austin that are still buying cashflowing rentals, despite what everyone's mailman says is possible.

Like grade inflation, there is salary inflation as well due to the flawed nature of the rankings (i.e. how the ranking system works).  

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

Let things shake out on your grades, people you meet, get to know the neighborhoods and markets.Then look at doing a Trailer hack. 

The plan is to rehab the main house followed by building 3 ADUs in the back, then flipping or holding afterwards.The area is a bit rough and will be going with basic builder grade finishes .Question: has anyone ever purchased pre made tiny homes instead of building the ADUs on site?

I dont focus on investing in A graded towns.

@Shlomi DayanMeet an investor-friendly agent in the market you operate in and they can provide guidance on neighborhood grades. 

Make sure you get the "Super Spec" grade.

Imagine my world, grading your papers.