A lot of student rentals even here in an extremely tight market are offering concessions like free month (or $250 off), free wi-fi, free tv or whatever at this late stage in the season.Advertise in the school common area, near mailboxes or whatever in addition to the standard ways.This certainly doesn't happen to everyone so I hope it hasn't discouraged you from investing @Jem Jacala!

Fortunately, I was extremely aggressive purchasing these foreclosures (perhaps I simply had no shame, as did my realtor when we made those offers), but we bought them right, and the right deal cancelled out my wrongs.

Your upgrades may not be worth a whole lot if the rest of the comps are low, unfortunately.

Check out Brandon Turners book on investing in real estate with low and no money down.

I have 2 condos with low HOA monthlys.

We do not like the low income to moderate income areas regardless of cap rate as they tend to have less expendable income in an economic downturn and are hit hardest the most.   

My ideal criteria includes: 1,200 - 1,500 sqft, 3 bed, 2 bath, garage (contingent on elevation), and bullet proof.I have seen some listings for somewhat odd and overgrown parcels of land selling low where the numbers might work quite well.

They're really easy to use nowadays, with pretty low expenses, and extremely easy to purchase through a discount brokerage, so you can save more of your money while diversifying over whatever base you want.

It's been a while, but I was extremely happy with two decks built in KCMO by Mike Linn.

Please let me know if you know of any parks that will take a low/no down and owner financing.