Now the brave ones go to lower appreciation states and hope apartments, MF will bring more cash flow for income.

If you hold them longer than a year you should be able to claim profits as long term capital gains which would lower the tax.

This can be higher or lower depending on OT and such.

This is clearly specific facts and circumstances based but I’m curious to know whether based on historical returns you would have decided on a go vs. no go on a property when you were on the fence due to these variable assumptions such as repairs and capex and your historical experience is tipping toward a lower % than the assumptions being used when analyzing.

I think a positive cashflow could be a hedge against a lower than expected ARV.

I’ll be sure to assume a lower income increase until I get a better understanding of my market. 

If you want some lower prices, Eastern Idaho is where to look.

The only time you are going to get a deal on the MLS is if you can get a property no one else wants for much lower than asking price.

@Steve Vaughan Brother yes, there are tons of opportunity to leave college with a much lower debt.

Keep in mind that sometimes there are properties with rents much lower than market that could drastically affect the property value if they were increased.