@Erin E.  

I had an e-mail comes across my desk today where a family trust in Socal was looking for 10 to 30 million quality strip centers at I kid you not a 4 cap plus.There are buyers for whatever reason where they want to buy something at a certain price and to them it works.I would never buy that way but everyone is different.Some foreigners want to just place money here in the U.S. to get it out of their country and it almost doesn't even need to cash flow.

My e-mail address is in my signature.

Its not far from the wealthier counties in northern NJ as well as NYC and becoming more of a popular weekend and weekly vacation area. 

And I gave a bunch of my do's and don't e book about out of state investing out for free ( probably over 300 of them) so I like that as well.

Statistically, the city has low rates of crime for a city of that size within the 'rust belt', average income and unemployment figures, relatively low rental vacancies, and, most importantly, SFRs at less than 30k which, based on my understanding of the area, do not follow the popular negative sentiment on homes at this price point.  

And then, in the coastal cities, you already have high rent, so what will their wallets bear? 

There are some excellent deals in stockton, manteca, Tracy for entry level, new or very experienced investor willing to drive a little extra and have a bigger wallet, for what you can buy in bay area, you may buy an entire apartment complex or multi-family.  

Its very easy and popular to lower rates, and print money.  

Documents, numbers, etc all tell the story.If you have the policy that claims the cancellation policy and you have maybe proof you contacted via phone record or e-mail that you cancelled it will help your cause.