I am use to cold calling out of my local newspaper and using online ads to attract my buyers.

So the entry level OO buyer and the move-up OO buyer is paying more this month than 6 months ago in many neighborhoods where I am.It looks to me like this could go on for a long time.

I've got 2 sales pending for clients right now that fit into that 2% category, a duplex pending for about 70% of list after only 3 weeks on the market (because the listing agent screwed up on pretty much all the numbers, and everyone else is apparently waiting for him to drop the price before they submit an offer), and a SFR listed at $279,900 -- the only house for sale in a super-desirable little neighborhood of 36 homes -- we now have pending for $195K, but only because we were intimately familiar with and helped shape the story.As an agent, Yes it's my job to get my clients the properties they want, but it's also my job to avoid wasting ridiculous amounts of theirs and my own time chasing no-chance deals.

The property is a 4plex with four 1/1 units in a nice neighborhood filled with SFR.Asking price: $120,000.Disclosed Operating expenses: - $80/month for landscaping.- Tenants pay water/sewer/cable/phone/garbage/electricityReserves I Calculate:- 6% for vacancy. ($96 per month)- 6% for repairs. ($96 per month)Estimated property taxes: $1,462/yr.Estimated insurance: $1,482/yr.Lending Terms:25% down payment = $30,000.$90,000 @ 4% over 30 years = $429.67/mo.Each unit currently rented at $400/mo.

The realtor is telling me theres a good chance the neighborhood will go up.

I was going to ask you are your rentals in lower-middle income areas where rents go from $650-$850 or are your properties in the middle class neighborhood where there are many homeowners?

Often if you drive by a group home it may have a privacy fencey, very small signage if any at all, maybe a larger driveway and a ramp, small details that really don't stand out from other properties in the area, that keeps neighbors from feeling like there is a nursing home in the neighborhood.

Anywhere there are SFR's and neighborhoods; Brooklyn, Bronx, Long Island and especially in other cities in the state...

I have to play with the numbers based on the history of reo/ss closings in the neighborhood and how many are currently listed, blah, blah blah.Its not rocket science, just math.

Personally I would not invest without understanding the dynamics of the neighborhood I was putting my money into.