Albany is a very blue collar town with your 3 out of the four biggest employers being in manufacturing(P&G, Miller Coors, and the marine base).

There has been a transition from blue collar to while collar jobs, and Pittsburgh has been slowly growing again.

It was explained to the client when they hired the lawyer .  20 emails in a day could be an hour or 2 .When hiring anyone that provides a service ( white collar or blue collar ), they are billing you to cover all their business expenses and make a profit . 

Also, I would never buy in a blue state, if you are going to own a mhp you need to have the laws on your side as an owner.

House hacks, especially small multis, are going to cash flow once in a blue moon.

Probably a good time for a blue skies option.

Demographics in the area is 95%+ Caucasian and most of the working class is blue-collar.  

There is much to learn on this website via forums, blogs and the infamous blue bar above.

Below is a screenshot of the details after I click on the "parcel"The address circled in blue is the property address.

I have to see what it will cost to hold.DM_APOD 2008 - Simple FormatFill in BLUE Cells: Units, rental per period, Monthly Exp, etc. on this Page, Purchase Price, Investor's required CAP/Interest Rate, etc. on Base Values PageANNUAL INCOME ANALYSIS FOR:JT - Duplex on JT Street, USASellerTest SellerBuyer JT - "New-Age" InvestorPurchase Price:$170,000 Cap Rate:6.00%Down Pmt Avail:$17,000 MTG Bal:$153,000 Mtg Rate:6.50%MTG Pmt:$967 Number ofRent perTotal RentUnitsMonthPer Type11$2,400.00 $2,400.00 21$0.00 30$0.00 $0.00 40$0.00 $0.00 Total MnthlyTotal AnnualTotalsRentRent2$2,400.00 $28,800.00 Potential Gross Income (PGI)$28,800.00 Other IncomeType of Inc:$0.00 $0.00 Vacancy Rate10% of PGI($2,880.00)--------------------Effective Gross Income (EGI)$25,920.00 FIXED EXPENSES:MonthlyInsurance$180.00 $2,160.00 Trash pickup$0.00 Property & Other Tax$400.00 $4,800.00 Commissions/Payroll$240.00 $2,880.00 VARIABLE EXPENSES:Lawn $0.00 Misc Exp$0.00 $0.00 Supplies/Maint$120.00 $1,440.00 ____________Net Operating Income Before Debt Svc (NOI)$14,640.00 Debt Service at$967 Monthly Payment$11,604.00 Cash Throwoff (CTO)$3,036.00 Int portion of Debt Svc$153,000 X6.50%(Annual)$9,945.00 Equity part of Debt Svc(Annual)$1,659.00 ________________________________________________Investors Value of CTO at6.00% (CTO / Investor Rate)$50,600.00 Add Mortgage Balance$153,000.00 Value of Equity at6.00% (Equity / Investor Rate)$27,650.00 Value at Desired Cap Rate6.00%---->>$231,250.00 Sale Price vs Analysis:$170,000 Difference:$61,250.00 Debt Svc Coverage Ratio (DSCR)1.19***** FIGURES ARE APPROXIMATE, NONE ARE GUARANTEED OR WARRANTED *****