You can send me a PM anytime asking questions about values in the area.

You can see our purchases went from paying retail with little plan (no underwriting, just a feeling) to negotiating below market purchases with value adds.  

You can suggest to set aside money for CapEx items but they get capitalized in the value of the home i.e.

Does the area appreciate in value well? 

Property values are half what they are in either coast so really it just evens out.

: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.

Values have definitely gone up but the rental market has not quite caught up.But yes, at 5% down, my margin is tiny.

B grade property walks are attended by my children to run around and tell me which bedrooms they would pick if it was their home.43605, 43608, 43609 are the popular zipcodes for bottom-budget value purchases...I manage a ton in these areas and my personal portfolio contained over 40 43608 properties at the peak. 20% of these properties will be crazy money earners, 20% will be astounding money pits, and 60% will fare average.I have evolved into the nicer 43612/43613 for my personal portfolio and find the properties earn consistently and far smoother than my 43608 houses. ($80k renting for $1200 vs $40k renting for $800 multiplied by the ratio above vs boring consistency of the nicer area) Oh and I have zero excitement for apartments.

Despite the loan balance being relatively small at just over $100,000, the property's value has significantly appreciated to over $500,000.

I am renting a home to a friend of the family for far below rental market value.