Totally agree with your approach!

I am not buying, selling, investing or anything related to BP.DM me if interestedBuying in Kensington is either a total disaster or a very brilliant move, depending on your timeline.

Prices are around $300K for what he's looking for (total costs around $2000/mo, and income will be around $4439/mo... but if he has 2 roommates each paying $700/month, it's totally doable. 

My recommendation, depending on income, is to get 2-8 total properties per city and really allocate 40-60% of your intended investment before moving to the next city.

By then they are usually dodging calls and would just as soon I forgot they existed. 

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

I totally agree that most agents are horrible negotiators.

I had spent, I believe in total around $60,000.00 putting this flip in this guys backyard.

I totally agree with you about spending time in person to build a network - my husband and I are definitely open to making trips to Buffalo or other markets we're interested in to get a better feel.

Full disclosure: I am a flat fee Broker.If you find the right buyer, your total listing/brokerage costs could be approximately $500 (assuming the buyer doesn't have an agent, or the net price after their buyer agent commission meets your goal).