However, on the flip side evictions in my market can take longer than 6 months and I would use a good eviction attorney which also is not cheap.  

To make cashflow in real estate you need to have hook ups on cheap contractor work.

@Ivana Ivanovic most Turnkey Companies took advantage of the drop in prices after the Great RE Crash in 2008-2010.While values plummeted, rents didn't, allowing Turnkey companies to buy properties relatively cheap, fix them up and still sell at a profit due to relatively high rents.Around 2016, they could no longer do this with Class A properties, so they moved to Class B.Right after COVID, they were forced to move to Class C properties.What do you think most of them are doing now to justify selling at profitable prices for themselves?

Compared to Washington, the center of the country will look cheap and rents will be high relative to the price.Why does any property sit on the market? 

Student rentals are great because you rarely have to worry about vacancy, and you'll get a range of students willing to pay a premium to live in the nicest house off campus vs some students who just want a cheap apartment with their friends.

The city is going through massive revitalization, prices have doubled in the last 5 years but are still quite cheap, and Detroit experienced its first uptick in population in almost 70 years.I was just in SF last weekend and met a couple of clients.

but maybe it will be like Habitat for Humans  although when you look at their projects houses biult as cheap as code will allow.. so to me I guess if you put them in dead and dying areas to spruce them up that could be an improvementI live in a production home that's far from a ghetto. 

The other frustrating piece to that pie is that folks assume because properties are going for cheap in an area that contractor rehab work is going to be 'discounted' as well, and it is NOT discounted, it's the same going rate, if not MORE in less expensive neighborhoods because it is MORE COMPETITIVE in those areas for licensed contractors.

So go find that local person who teaches cheap classes, or provides a 1hr overview at a local REIA.Read the book the 16% solution for a general overview of concepts and ideas.

If you are in California, then property in KY, Indiana, TN and a lot of other areas seems dirt cheap to them.