This is clearly specific facts and circumstances based but I’m curious to know whether based on historical returns you would have decided on a go vs. no go on a property when you were on the fence due to these variable assumptions such as repairs and capex and your historical experience is tipping toward a lower % than the assumptions being used when analyzing.

I think a positive cashflow could be a hedge against a lower than expected ARV.

I’ll be sure to assume a lower income increase until I get a better understanding of my market. 

If you want some lower prices, Eastern Idaho is where to look.

The only time you are going to get a deal on the MLS is if you can get a property no one else wants for much lower than asking price.

@Steve Vaughan Brother yes, there are tons of opportunity to leave college with a much lower debt.

Keep in mind that sometimes there are properties with rents much lower than market that could drastically affect the property value if they were increased. 

Next, housing affordability will always be an issue for those with lower wages. 

Most rent-ready or good area 2/4 units are not cash flowing at the prices they are at right now but if you find one in a lower income area and are comfortable living there - then you could have some upside there. 

You can pay points to get lower interest rates with > 20% down no insurance.