If you can get in before a property hits the market, you can often negotiate a great win-win deal for everyone. 

I have been investing in the Las Vegas market for a couple years.

I signed up for their investor profile because I am interested in the appreciation in the North Texas (or northern suburbs of DFW) market.

We now invest in the Detroit market place where we have established a great team on the ground and are finding properties with great numbers.

Higher DemandThe rental market is shifting.

I took my thrashing as you know in 2020  I do know some of my clients that sell turnkey have been keeping the houses and doing BRRRR instead of selling them to investors that part of the market has slowed signficantly for many in that industry.

I wanted to see what markets have both a relatively high rent-to-price ratio and high appreciation.

This deal doesn't meet the 2% or 50% rule of thumb, but it has positive cash flow and is in a growing market, according to the latest 2024 Top 100 data from BP. 

Quote from @Brendan Jones: For the homes, and or properties that you will use as a primary or a rental property one big thing I look for is infrastructure in the area, extrinsic value (I.e. hospitals in the area, schools, and job market), and the last thing is creature comforts for people (I.e. is a store to get groceries 1 hour away or 2 minutes away).

I used a hard money loan to purchase this off market deal.I rehabbed the upper two units within two and a half weeks and have a renter already lined up for one unit.