I usually end up putting 25%-30% down to get to a 1.2 debt coverage ratio, which also ensures a little bit of cash flow.Cash flow has been overhyped on BP and while we have seen some spectacular success stories in the last decade, but now we are getting back to normal, which means RE is normally not an ATM, to live for free and travel the world.REI is building long term wealth via principle pay down (that alone is about 3% per year leveraged 3x or 4x depending on your down payment), then you have hopefully appreciation (but over the long run you can pretty much assume at least 3% just based on inflation and finally tax shelter.

Add those in and the cash flow on this isn't all that spectacular. 

If I could invest for spectacular gains via appreciation I would.  

The criteria I used are as follows:Landlord-friendly states,Counties with a population growth exceeding 30% between 2010 and 2020,Counties with a population of more than 300,000 in 2020,Counties that are not located on a coastline to eliminate the risk of tsunamis.The results are as follows:A total of nine counties were found in five different states.

After my first few tenants were spectacular in my young REI career, I became a bit overconfident and lax with screening/managing my most current tenant and it has come back to bite me.

If you near the coastline, particularly in Fairfield County prices are strong and rising. 

More business in Charlotte and the Triangle means more NC residents, which naturally means more vacationers along the coastline and in the mountains. 

I snatched up one of the last few undeveloped patches of land near the San Diego coastline and it's just sort of spiraled into a 4-plex construction project for which I need a partner to help take on part of the risk.

But especially right now in a shifting market there are a lot of people who are hurting because they used comps for the monthly income without totally understanding that we have had a pretty spectacular run post covid and that the true market might not be there like that for much longer.  

So to name but a few of my favourites:The Opera: https://www.sarasotaopera.org/ we have our own dedicated Opera House and the company is more than proficient..I had my own seat at The Royal Opera ( well I believed it was my own seat....) and Glyndebourne and I'm a terrible snob when it comes to Opera ( mainly because I'm passionate about it) and the Sarasota company certainly perform.The ballet: https://www.sarasotaballet.org... we have Iain Webb, who, if you are an aficionado you will know is truly excellent and has transformed the company - I have to say they are superb and I try to see everything they produce.Sarasota Orchestra: https://www.sarasotaorchestra....very talented bunch, some world class musicians with a passionate and driven management company trying to establish, amongst some obstacles, their own home here...they offer a variety of performances and have a rich programme of participation with the community - I support them from one of the Boards that I am on and they change the lives of people who have always wanted to play with their programmes, it's something else to see a 75 year old woman perform her first violin solo in public...Foodies and Sarasota: I couldn't even begin..a very vibrant scene here..https://www.sarasotamagazine.c... this will give you a taste Best restaurants: https://www.sarasotamagazine.c... we have a slew of glorious eateriesWine: We have 4 Wine Spectator Award of Excellence restaurants, and many restaurants with excellent lists, tons of tasting events and festivals, we also have a cute restaurant that runs a programme to help you curate your own wine and make it yourself:https://www.goodfellassarasota...Festivals : again too numerous to list but we have a mix of national exhibitions that tour down here and local artists and artisans that perform, exhibit, here's a taste: https://www.visitsarasota.com/.....we also host the Internationally renowned Siesta Key Crystal classic Sand Sculpting Festival which is - I must say - a spectacular event - incredibly beautiful sculptures that exist for a brief moment and then are swept away by the ocean..it's exquisite..especially at night when everyone has gone home and it' s just the moonlight on the beach and the sound of the ocean and you're staring at Neptune himself...https://www.siestakeycrystalcl...We have a Polo club, large sports stadium, Orlando down the road...I could seriously go on and on...Needless to say it's gorgeous...