My cost was reduced a ton, I discovered a new skill set, I no longer needed to rely on general contractors, I had a ton of sweet new tools and I had a full 30 days to rehab the unit.WRONGUnknown to me, the tenant that I had just moved into Unit #3, had fleas....

I am single mother of two sweet boys - ages 7 and 3.

Happy to send a screen shot of the portfolio to anyone who wants to see, it just won’t allow me to attach pics to a reply.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 10-14%Cash flow: $250-$350/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-15% (has been double digit for a decade)Location: C+, B- These numbers are based on the “sweet spot” in Metro Detroit.

I hope that's not the case :)On another note, I see you have a massive amount of properties in the Houston area... when I do make it back, it would be sweet to connect if you're ever in the area.

That will be sweet.  

Granted, I love owning my own home but I care more about rentals and sweet cash flow. 

That being said, as I start to write letters to some duplex owners, is there a sweet spot for when an owner is most likely to sell?

The sweet spot of the market is the $800-$995/mo. rental.  3-2s rent MUCH faster.

Seems like the low $20k's is the sweet spot for that house.

has given some great advice, and his breakdown takes you to less than $100/door and in the costs that I experience, and increased utility costs to realistic amounts, and you are probably closer to $80/door a month.COC might look sweet 22.5% but one bad repair (broken AC!