They’re TAW and have been for years, so upgrades have been minor and minimal during that time.

I’m probably looking for something on the lower end of the scale since my use is minimal.

Was originally all in for about 22k.Cashflow was minimal - more like breaking even.But a few years in I sold the vacant lot next door to a builder for almost 60k.Used that money to pay myself back, pay off the remaining student loans for me and wife, then threw a little bit more at the mortgage in a "streamline refinance" to lower my monthly payment.Rents have increased slowly but surely in that time.

I have an immediate need for a refi on a rental in Texas and looking for referrals for a asset-based lender.Also looking for a short-term hard money lender for a home that needs minimal repairs.

The issue with the loan is that you typically are paying market price/top dollar, so any cash flow would be minimal.

I'd recommend buying quality buildings in B- plus areas which will minimize the difficulties you may face as an out of town investor.  

For $51,000 for some land, the risk for them was minimal.

@Steve BarounisLow crime is certainly up there along with minimal noise and traffic.

Great area for rentals with new Amazon Distribution center opening next summer 10 minutes away. (1500+ new jobs)Inspection came back with minimal major issues aside from the large crawl space foundation issues.

Property is turnkey or very minimal repairs.