In some cases you MAY pay $80k for $250 a month because you know the place is growing like crazy.  

And this is developed over time by networking and growing your circles of influence.  

I deal with a municipality, two electric companies, a natural gas provider, and a water provider.

My totally uneducated theory and please poke holes in it, is that rents will gradually stop growing and/or decrease as developments  reach the lease up phase.

Continuing to grow this list and reach out on a daily basis.

When I was growing up in STL that sentence would have seemed impossible.

Hint: If an investment property won't cash flow positively while paying back a mortgage of 75% its value, then it won't help you grow your investing career!

If you are holding long term for retirement then rent growth and appreciation in stronger markets over time could outpace cash flow.As net worth grows more investors tend to focus on appreciation and equity growth with tax benefits/  

The Olympia market is really fun and still has room to grow (with respect to other larger Puget Sound communities).

There is a great opportunity to grow in the near-future but i am eager to get this first property up and running.