I want to stay within the range of 50-90k and I want  something that needs some rehab work done so I can BRRRR the property.Because of my desires I need to look outside my local market.

An estimate for repairs is in the $15-30k range.

There are a couple of new sub divisions breaking ground here which will result in approximately 200 new homes in the $175K - $225K range.

Upon a sale, the amounts received from this deal would eat into the exclusion.9) The appreciation rights of the investor and the note could be sold off to other investors if either party got impatient.10) A maximum LTV on mortgages on the property in the range of 60% could be established to reduce the likelihood that the seller gets behind and does a short sale that wipes out the investor.11) If this arrangement might cause a problem for the homeowner when refinancing or taking out a HELOC, the investor could agree that the investor's interest is subordinated.Benefits: The homeowner's net worth is less concentrated in Silicon Valley single family home performance, and the investor gets a leveraged return on an asset that has potential to appreciate at faster than the rate of inflation.

There are a couple of new sub divisions breaking ground here which will result in approximately 200 new homes in the $175K - $225K range.

@Brandon Bolinger  My agent states the same thing, alot of this has to do with the local housing stock, which is very old, and the fact that single family houses sell for more $/ft2 (in my area its in the 10-20% range). 

 Targeting 3-9 deals within a $100K-$500K price range over the next 18-24 months.  

I opened my LLC in June and just got my first deal for the entity under contract.DetailsPP $46,900Rehab <$20,000ARV $105,000Rental Range $825-$875Monthly Operating Expenses $311.17Paid Cash and will open a LOC once rented and appraised. 

Rents are a little lower ranging from $900-$1600 depending on the town.

We're talking in the $150-180k range here, around 1600-1800 thoughtfully planned square feet.