Hello @Rob M   Doraville is definitely on the rise I currently still have a full time job at nalley Lexus and they just broke ground on the old GM plant . 

Property values may never rise much, but for the price it will be really easy to maintain positive cash flow.

In fact we often find multi's without separate utilities selling at a discount for that reason.Separate utilities will definitely inflate your future re-sale value.

Most would think that the HOA dues will always remain the same and do not prepare to deal with rising HOA dues.

Things to look for are 1) Over priced properties.2) Deferred maintenance (really just a variation of item 1 above)3) Inflated interest rates (another variation of item 1 above).What experience do you have renting property?

Problem with Jersey City is permits take forever with these high rises; what normally should take 2 weeks takes 2+ months.

I'll go to 20,000 if the Good Lord Is Willing And The Creek Don't Rise (Tennessee Ernie Ford)Everyone says how much they learn here on BP, believe me I've learned about people from all over the country, it has certainly helped me see the big picture of the industry and investor's strategies.

In my area (SF Bay Area) the MLS isn't as commonly used for rentals, so the prices there seem very inflated and geared towards people using company-provided relocation services.  

The city is on the rise and if you know what you are doing, you can make tons of money.

For the example, you put 20 000$ down.Tenant pays rentPayment you get monthly - 1200$Expenses - 600$Payment of the Mortgage (bank loan) of 80 000$ at 5% interest (which is higher than the market nowdays)  over 25 years - 465.28$Net rent : 1200 - 600 - 465.28 = 135$Over 5 years, 60 x 135 = 8100$So you got 8100$ from rents, your mortgage went from 80 000$ to 71 000$ (+ 9000 in equity) and your asset appreciated for 1% per year (which is a low general market inflation) and is now worth around 105 000$ (+5000 equity).