I think in the next 5-7 years there is more upside to owning small, low-cost SFHs compared to pure income properties.Are you focused on duplexes, and if so, why?

John Espinosa Just pure flipping.

I doubt they would take a pure subject to, but sub 2 with a seller carried second might work.

You put your team together there, market, talk to sellers, get the property under contract (I like using a Pure Option for this) market to buyers, do the paperwork and close.I have found investors in other markets (Memphis, Canton, Ohio, Ft Collins, Tx, DFW) to work with also.

In this application, there is no place for purely tax related concepts such as depreciation.

The units beep and they don't want to replace the batteries.

, but if you're earning 2%, it's almost certainly a great investment from a pure ROI standpoint.

@Joel Lawrence Thank you, that was pure gold!  

From a pure cash flow POV, it's a bad deal because it doesn't produce income, however I didn't buy it to enjoy income today.

It will be pure chance if you get a reasonable deal, and odds are you will not.Next, I started by buying fix and hold as the prices were much cheaper and I did not have much money to spend.