I can say the college area has many many apartment buildings at low prices so they would be your competition.

The time they closed was already " off season" to student renters as most of them have setlled in their rentals as school have started.

(The rest of my Class B+ to A portfolio is generating around 6-7% COC on a low LTV)For most people, that kind of COC most likely would make them cringe.

It’s a monthly invitational type meeting where seasoned investors get together to talk shop.

Your upgrades may not be worth a whole lot if the rest of the comps are low, unfortunately.

Check out Brandon Turners book on investing in real estate with low and no money down.

I have 2 condos with low HOA monthlys.

We do not like the low income to moderate income areas regardless of cap rate as they tend to have less expendable income in an economic downturn and are hit hardest the most.   

You either need to choose a property that will appreciate a lot or you need to force appreciation by buying a property that needs work at below market value if you want to reuse your original money.Conventional lenders are going to want 6 months of seasoning before you can get an appraisal based on the after repair value.  

My ideal criteria includes: 1,200 - 1,500 sqft, 3 bed, 2 bath, garage (contingent on elevation), and bullet proof.I have seen some listings for somewhat odd and overgrown parcels of land selling low where the numbers might work quite well.