Until you understand the myriad of different strategies, you are just taking a shot in the dark or following someone else without accepting personal responsibility for your own investment decisions.

Busted pipes and mechanicals will be shot.

They will usually have decent contractors and volunteers, but they are more keen on public opinion as to their mission than the effects on an area, they really don't understand.

There is a market for homes with a decent equity position but not enough margins for a flip.

Hey Guys-Wanted to solicit some advice if possible on the phoenix area townhouse i am looking to purchase.  I have run through the numbers and i will be cashflowing on the property for the purchase prices we have agre...

Building constructed in 1980Present loan value appx $77k on a 15 yr note with 3.375% interestP&I pmt is appx $602NOI 2014 was $11489NOI 2013 was $5142      (spent around $4k on updates/remodeling)Appx $27k by my calculations of capital improvements needed in the next 5-10 years to increase the value of the property, properly maintain it, and keep it functionally up to date in order to attract higher quality tenants (located in a b grade area) (I'd rather have more invested to have higher quality tenants - have my own reasons for this line of thinking - willing to sacrifice a bit of profit to have good people)- Redo Kitchens- replace doors and all base trim/casing (more for my taste and would help the place rent out even quicker)- 2 escape windows installed for basement bedrooms- Concrete work needed on patios and near front of the house -- need to be done in the next yearProperty based on comps in the immediate area and a tight supply of decent duplexes here is $175-210k or so.  

the home appears to be in pretty decent shape "good actually" ..at least from pictures, which i know certainly dont tell the full story, ...but again...it appears to not be so bad.  

Does anyone know of any private investors that offer decent rates with less $ down in NC then traditional lenders?

Otherwise, I agree, you'd be looking at more "low growth" communities, both in terms of affordability and decent gross rent multiplier (cash flow), including the communities you've already mentioned.  

If you know how to postpone the sell i know its not guaranteed but i want to give it shot to help my client.