I am considering a 12 unit multifamily property in my home market of Harrisburg, PA. 

It's a super affordable real estate market where you can still find deals that hit the 1% rule and positive cash flow/great cap rates.

We didn’t find a joint investment, but I found an off-market deal and invested with my dad separately.

Purchase price: $107,000 Cash invested: $80,000 Sale price: $280,000 Sourced an off market fix & flip deal in the western suburbs of Atlanta near an area where I knew an Amazon facility was being constructed and buyer demand would pick up.

Markets we work in for additional info are Tampa Florida | Jacksonville Florida | Orlando Florida | Miami & Ft Lauderdale Florida | Columbus Ohio

Also, if you’ve found certain markets more promising than others, what’s been driving your decisions?

Honestly, unless you’re in a high-end market where buyers or renters expect it, dropping thousands on a sprinkler system probably isn’t your best ROI move—especially if the property has been sitting for months.

For me, it has to be a data-driven decision: what is your current NOI, what would be if you replaced the boiler, how much will it cost, and how long will it take to get your money back...If the area and marketing don't warrant central air, I would NOT do conensors right away and just focus on the forced air.

If you do not do your market research correctly, it doesn't matter how great your list is because you will pull a list in a bad market.

the 50% rule doesn't know roof age, individual market dynamics, anything about utilities, etc.