This property will probably be a pure appreciation play unless the price can be negotiated down or there are significant expense that can be cut or income that could be increased. 

In that case, I agree, they're not (pure) BRRRR candidates.

There was a lesson to learn for my former landlord; wait until after your county approves drilling on your rental property before you lease the entire place out for just $10 for the next 5 years I take joy knowing that your property has a lifetime drilling restriction as you are to close to the river, who would even think that 200 feet from the Platt River would be a safe and environmental place to be drilling anyway.

Plan it out... don’t just do it... randomly.You must time it properly or take risk being sinked under water.If interested to see what I think about real estate after almost 4 months of attempting to learn it... then simply check out my site StudyGuide.net/real-estate Note I am not an attorney neither cpa, but rather someone who thinks that the final answer truly depends on you and your persistence.I can’t decide for you, but if you want to see how I am similarly torn apart across multiple options and similarly going through the same newbie torture then feel free to check out the link I showed you to see what I learned...Note most of the things I teach I simply teach out of joy.

I'm looking at this purely from a cash flow perspective, I hit 7.5%, maybe better with my (what I think are conservative) numbers.

Hey BPers,I'm  being presented an opportunity to invest in a flip project (purely as an investor).

Is that purely a function of what the market (I'm in the Houston area) will bear?

It has many things going for it, and is a joy to visit.

Many successful people have gone through the school district but in the overall scale of schools in the counties of Camden, Gloucester, and Burlington Bellmawr is sort of middle-of-the-road, or slightly below.So the mixture of a few zombie houses, houses that never upgraded, and those that have upgraded... make for interesting pockets of investment opportunity in a flip or rental scenario.But... in just pure $$ growth, I think all of Camden County will lag behind other area counties and definitely PA suburbs. 

MI is the gold standard.and for pure passive being the bank in performing first trust deeds is about as good of mail box money as you can get.As the herd floods to rentals.. being the bank is looking more attractive for those wishing to let this uber hot market calm a tad.