Older homes that aren’t elevated could suffer major damage when the next storm hits.Many expect market saturation in the coming months, as flippers are snapping up flood-damaged properties.

Your “don’t evict strategy” could only make sense in a market that literally hates landlords.

@Rajesh Kasturi My favorite MTR market for cash flow AND appreciation is Portland, OR. 

You're in a strong rental market, and house hacking a small multifamily in Phoenix is a smart way to build wealth.

San Antonio is a hot market still for flipping.

It's a super affordable real estate market where you can still find deals that hit the 1% rule and positive cash flow/great cap rates.

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

I don't know if shifting to MTR could generate greater interest but it doesn't solve the marketability issue and all you are doing is punting the root issue down the road. 

Rich Ng That's good to know, I know people who have had issues in Salem with big differences between market and section 8.

@Mark Towey I don't "farm" areas personally, it doesn't really fit the niche I'm personally going after, but what I have heard from some major agents in my market lately is that farming is not near as productive as it used to.