@Michael ZagorskyWould agree with me that some of trends you mentioned are very real and could present both opportunities and risks but for the majority of investors the most important thing a buy and hold investor can do is find good real estate to acquire with good financing?  

I noticed an interesting trend, recent crazy ARV prices for Little Village 2 units especially on east side.

The property was worth around 295k-300k, built-in 2011, and in one of the hottest areas in the Triangle.

At the time of going under contract, the property was worth around 295k-300k, built-in 2011, and in one of the hottest areas in the Triangle.

Knowing this information, I negotiated the seller down another 15k by stating we could include a balloon payment at the twelve-month mark.At the time of going under contract, the property was worth around 295k-300k, built-in 2011, and in one of the hottest areas in the Triangle.

With 5+ years experience I don't need rigorous on-boarding but do want a firm that stays on top of market trends and provides good continuing education. 

Investment Info:
"Missing Middle" conversion
Purchase price: $199,00Construction costs estimate: $75,000Monthly income: $3,600ROI: about 9% or more
This is a 1956, 4bed/4bath (2bed/2bath original to house)  located...

Chris, welcome to one of the hottest Real Estate markets in the nation.Get your R E license and dive in.

Great having the insight of comps and market trends to go off but need to drive deep into crunching the numbers to be profitable. 

https://www.rentcafe.com/blog/...Huntsville is ranked in the top 10 of the hottest rental markets.