I understand the trend now is BRRRRs and not paying your own money but that may be the only way to get some skin in the game. 

Some of the metrics and filters I consider arePrice to rent ratioPrice per doorNo rent controlUp-trending and diverse economyBuild a team in your chosen market with lots of interviews (ideally in person)RealtorsProperty ManagersLocal mortgage broker or lendersIdentify the type of property you are looking for (as specifically as possible) and share that with your team Be prepared to take action as soon as a property that fits your criteria materializes

To begin with, you are in one of the hottest seller markets we have seen in over a decade.

Zillow Mid-Sized Markets 2021 :Boise, IDTacoma, WAKilleen, TXSpokane, WACleveland, OHBuffalo, NYSeattle, WAIndianapolis, INStockton, CABridgeport, CTRealtor Top 10 Housing Markets for 2021San Jose, CASeattle, WABoise City, IDSacramento, CAPhoenix, AZRiverside, CAOxnard, CADenver, COCharlotte, NCHarrisburg, PAYardiMatrix Multifamily Markets - Rent Growth TrendingInland Empire, CASacramento, CALas Vegas, NVPhoenix, AZIndianapolis, INBaltimore, MAAtlanta, GACharlotte, NCKansas City, MoTampa, FL,Philadelphia, PARaleigh, NCIRR Viewpoint (Markets in Expansion) - 1Baltimore, MDBoise, IDCincinnati, OHGreensboro, NCJackson, MSJacksonville, FLLittle Rock, AROklahoma City, OKPhiladelphia, PAPittsburgh, PAWashington, DCIRR Viewpoint (Markets in Expansion) - 2Atlanta, GAAustin, TXBirmingham, ALBoston, MACharleston, SCColumbia, SCIndianapolis, INKansas City, MOLas Vegas, NVLouisville, KYMinneapolis, MNNaples, FLNashville, TNNew Jersey, CoastalNew Jersey, No.Orlando, FLPhoenix, AZPortland, ORRaleigh, NCSacramento, CASarasota, FLSeattle, WATampa, FLWilmington, DEUhual Migration Trends for 2020 ( Indicates where people moved to in 2020)2020 U-HAUL GROWTH CITIES1.

Anything can be a good idea when you compare the cost to certify against potential earnings year over year, but the one thing I have seen trending since last year are low cost notary options on sites like task rabbit or other apps.You will definitely need to be the cheapest option for a while to build your brand is what I have seen.

If you look at the December 2020 report the national delinquency rate has dropped and is trending down.

I currently run a podcast "Real Estate Trends and Market Updates," and we do market updates and interview investors on it as well. 

I spend a lot of time looking at trends and data and as much as I am looking for the clouds on the horizon I don't see any.

Someone that bought a value add project in the last half of 2019 and was in the process of renovating and forcing appreciation is might be struggling to keep rents on an upward trend.

Rates have been declining since they peaked in the mid 1970's, which was an aberration from a multi century long trend of declines.