Maybe after I get a little bit more experience and money under my belt.

The provider I worked with in Kansas City, MO said the market there is also very competitive...so it seems markets in the rust belt and Midwest are hot...maybe too hot.

If some seasoned investors with at least a few buy and hold deals under their belt wouldn't mind taking a look and giving their feedback, I'd really appreciate it!

Private lenders also tighten their belts during a downturn but there is still money available.

& looking at houses by the belt line , drive around there and I want to run out.

I don’t have years of experience or even ten investment purchases under my belt but I focused on the experience I actually have (which is more than my investors) and utilized my existing investor relationships.

Unless you have room to increase revenue, the return does pale in comparison to what folks are seeing on the rust belt on the other side of the Great Lakes, but it looks fine when stood alongside the over-heated mess that is Toronto these days.

I know subject-to comes with a due on sale clause and lease option could lead to periods where I'm having to pay cash if I don't have a tenant in (sandwich LO vs wholesale/assign).I need to get a deal under my belt to help me move forward.

Nothing like have a few deals under your belt to prove you know what your talking about.

@Tara Piantanida-KellyYou may be hard pressed to make 35% CoC deal in western New York ... though you are next door to the rust belt, so perhaps they do exist in your area.If you wander a little further west towards Cleveland, you could may find deals like that (there are some that produce 3.0+% rent).Or ... maybe you have the ability to improve your current deal.