Some will be okay with being in a bad area as long as they get cash flow, but others are okay with getting that 3% as long as they are in a good area that will grow well. 

Quote from @Raj Balakrishnan: Not all criminal record are public knowledge.

Personally not a fan of out of state BRRRR.I think it's a recipe for disaster and having been in the game for 10+ years, I've seen the disaster first hand as I bought hundreds of deals from disgruntled out of state investors who thought they can do it themselves.My property management company has doubled in 12 months also due to out of state investors getting caught with a poor property manager when trying to do it themselves from afar so they come to us for help 🤷‍♂️I'm seeing many investors buying D class crap on the MLS for too much and that needs work.They end up being into the property for 30% more than they would be that if they just bought turnkey.A true turnkey provider will find the cheapest/best deals through a variety of acquisition methods, renovate well and sell for fair market value (And manage in-house).If things go South, they are solely to blame and the penny drops with them.But with DIY, who is to blame?

I suspect I have had some luck combined with screening my tenants well.  

Some of the best properties that we bought were properties that we got well below ARV and were on the market for a long time. 

Rabbu allows you to select certain amenities, but I don’t believe it says exactly east each is worth.

Upstate New York will generally qualify with standard markets such as Travelers, Nationwide etc... there are a few other property programs that do very well depending on the size.

Quote from @Chris Seveney: @Kody SmithJust went through this with a 2.8M property that thought needed $200k in repairs and it went for $1.8M at auctionPeople are going to lowball this at auction and that close will wait and probably pick it up for around $1.4M well i guess ill offer him 1.9M~ and if he does not take it, ill attend the auction. 

You aren’t going to create them for privacy (the county tax records will make it obvious the previous owner moved them in to an LLC or trust.)You aren’t going to create them for liability because 1) you’re going to screw up and co-mingle funds piercing the corporate veil. 2) Anything that gets the property in the LLC sued is going to be your fault, so you’ll be sued as well. 3) you’re just going to buy an umbrella policy because you are 10X more likely to get sued for something you do than something the property does.

For any investors who are knowledgeable about these areas or are currently active here, are there any particular neighborhoods, zip codes that stand out as good starting points.