I didn't look hard at any of the numbers I analyze deeply now; it was all about getting that foot in the door, getting a hold on a property, and creating some opportunity and hope for myself.

We have been looking specifically for a duplex or SFH where we could potentially finish out a basement with a 203k loan to use for a house hack to get our foot in the door.

As to higher values---in my area,  condo in HOA's that allow NO renters sell for 10-15% less per square foot.  

Just get yout foot in the door- even if it is being the receptionist while you are in college. 

How much money in rehab costs do you guys think it would take to fix up a 900 square foot home in Tulsa that is basically a shell and practically gutted? 

I have to get my own foot through the door!

We got a great deal on an off market property - $27,000 for a 5,000 square foot duplex.

If they have shut down communication for 2 weeks or more, I do not *****foot around but treat them as a hostile and move forward with whatever tools are available to get them out.

I don't feel like laying out a treasure map here to flood my "farm" markets and shoot myself and clients in the foot as we are getting stellar buys, but yeas sub 3% vacancy with 12%+ COC is not only possible but I am doing it literally every day for my clients. 

They were gutted to the studs buy I just wanted to get my foot into the real estate world.