@Hannah Rubin @Dean Iodice If you are measuring our market's "deals" against the ones you hear about on the podcasts, where they talk about getting the "2% Rule" to work, then you're correct.

This comes down to thee Golden Rule. 

Otherwise, a general rule of thumb is during the spring or fall so that the weather is optimal, as you've identified above.I'd recommend calling a few different realtors in the area and ask their opinion.

Check the local zoning rules.

I’ve heard as a general rule it’s best to rent if you plan on moving within a couple of years, which makes sense because of costs associated with buying/selling a property.

Holley by the Sea is the largest neighborhood by far but there are also a lot of HOA restrictions and you're looking at price points of about $250k+.

In the Cleveland market, I always use the 50% of gross rent rule. 

Another thing is that most any of the properties that I find will barely make the 1% rule and I have yet to find one at 2% or one that each door will cash flow at $200 as suggested, at least on a 15 year note.  

@Jason ClarkeAs a general rule, in NJ, areas with good school districts have lower cash on cash return because they are desirable places for families to live.Less desirable places command a higher Cap rate which translate into high CoC depending on the level of your investment.So a combination of good school district and solid cash on cash return is hard to find, in NJ.

I don't have good 'rule of thumbs' for you there on a per unit (for instance per foot) cost.