It's all situational as your age, goals, regeneration of capital,etc. all play factors in strategy.I know for commercial real estate maybe 4 out of 10 calls the investor might be a fit for me.

I deal just outside of those areas and I am getting 700 rent which is 8400/yr = 4200 NOI and selling houses with those numbers in the 20s. turn key. so paying 25k you would have a 16 CAPThere are a TON of ways to analyze, but this way is Conservative. and when wrong, you end up with a higher ROI. 

$1500 rent for a $215000 investment is lousy when you factor in the property taxes in Texas.

This would be the ideal time.  

One of the factors that I looked at was the building permits issued in 2017 for each MSA.

Also factor in on-site coin  laundry bringing in another $150 a month and garages bringing in $150 a month. 

One option that comes to mind is finding a 6 unit property (ideally one of those buildings that is actually 2 triple-deckers w/ basements with a combined stairwell).

All will play a key factor in help us come to an ultimate decision.

You should factor this cost in.Good Luck on the first deal!

Hopefully this doesn't happen every year for every unit, but it should be factored in as a cost of doing business.Good luck on your first deal!