Generally the desirable 3/4 unit properties are going to sell at or above list price in this competitive market.

What I'm curious about, is, why is Memphis so competitive?

Cynthia Elder - Real Estate Agent: In a competitive fast moving market you may run the risk of losing out on a deal by waiting for verification of the other offers.

Bobby, It is always good to get a competitive loan offer and make an educated decision on whats the best deal for your investment strategy.

There is a lot of competition for good value add properties. 

The legal system purges the less competitive landlords, and prevents new player to come in.

@Guevara M. tenants don't really care about any of that except maybe an updated kitchen and some may like the lack of carpet, but understand if you do any of these items you are doing it for however long you plan to live in the house and it is not an investment.  2009 is not old for a rental in most places and tenants will see it as updated compared to most of your competition.

There is a lot of competition for the few that are available, and you'll be competing with a lot of investors (some of whom can pay in all cash).

.  Indianapolis truly is a great market and it’s becoming more and more competitive by the day.

The space is getting hot but there is still nowhere near the amount of competition that exists in the apartment space here in Atlanta.