If you don’t have a strong marketing system, it’s a grind.

I suspect maybe something like Hagerstown or Cumberland, which yeah are Class D like markets with declining populations, high drug problems, no strong job base which leads to non paying tenants.

If so, I would appreciate hearing your thoughts and experiences regarding the local market, investment opportunities, and overall outlook for the area

Quote from @Kaleb Johnson: The issue is that you cant cold call people in New York  You cant cold call but you can definitely do SMS marketing and find your ideal sellers for wholesaling.

With rates where they are, I'd expect you don't plan to be in the mortgage for more than 3–5 years (maybe less) depending on where the bond market goes. 

Hey @Paul LaValley welcome to the forums, and phoenix and Tucson are great markets, what makes you interested in those markets specifically?

Quote from @Kishan Purohit: @Heath D WallaceTo get this deal to cash flow, you could look into increasing the rent if the market allows or reducing operating expenses, such as lowering management fees, vacancy rates, or insurance costs.

You’ve already got a solid foundation—understanding market trends, deal structuring, and negotiations will give you a great head start.I would recommend focusing on learning one niche at a time.

I am local to the Memphis market.

But it really depends on how good your marketing is.