@Julie Hartman Your profile does not say whether you are a PM - for the purpose of your reply, I presume you self-manage your own properties.

But apparently no interior decorating classes on Bella’s imdb profile. 

@James Tolson my profile says Orlando but I do most of my real estate buy and hold investing in Brevard County and have a number of rental properties in the area because the numbers work out better than where I live.

Haven’t updated my profile since college.

The numbers work but I'd like to better understand the profile of my potential tenants. 

If I wanted to I could buy great below market fixers found off zillow search filters as Jay suggests; with equity once you do the fixing.Read the paper I posted to my BP profile first paragraph, how to buy a bullet proof rental portfolio.Local landlord experts in the REIAs will help you find good deals.   

Hey everyone, I have apparently lost even associated with my old account so here is a new fresh profile. 

My YouTube page is on my profile if interested. 

Above that size/value profile, very hard for more entrepreneurial outfits like ours to compete with institutional-level money. 

The higher you go in both unit count and purchase price, the more it will matter.Additionally, cap rate has less and less meaning the further up the risk profiles you go, i.e. core asset great tool, value add has some bearing on price but not as much, and opportunistic or development deals it is not even a worthy measure.But to find out what good deals are in your area and product type is best determined by watching the market and seeing where things trade.