Real estate investing is a pretty forgiving world and the average person can still make money even with some pretty big mistakes.

The 3 plex was under valued as the owner was receiving lower than average rent for the area.

The goal is to figure out what the average buyer would be willing to pay.

I am doing great with my 15 LTRs in and OOS that were purchased between 2019 and 2020 and I enjoy average 18% return after all expenses.

However if combined with others in a loan tape it might average out to meet their guidelines.

I am interested in Memphis because it appears to be a good market for cash-flowing opportunities but can be challenging regarding crime and slower appreciation.My Finances:My W2 nets me about $150K a year average (commission-based).

That posture's probably not for a 200+ property veteran like you, but the appraiser seemed to get a kick out of being the expert (he was an older ex-builder), and spent waaaaay more time than necessary just downloading all his tips and wisdom to "help" me out.

There are places that don't look at a single property's sale price but rather take "all" the comps and create some sort of value/average.

That represents an increase of 10.3 percent;-Total dollar volume for full-year 2021 rose 28.2 percent to a record-setting $40 billion;-December single-family home sales declined 4.5 percent year-over-year with 9,272 units sold;-Total December property sales fell 1.9 percent to 11,432 units;-Total dollar volume for December rose 12.4 percent to $4.3 billion;-At $319,000, the single-family home median price rose 17.2 percent to an all-time high;-The single-family home average price climbed 13.5 percent to the second highest in history, $392,449;-Single-family homes months of inventory narrowed to a 1.4-months supply;-Townhome/condominium sales ended a strong year with a 21.5 percent year-over-year jump in volume, the average price up 13.8 percent to $258,139 and the median price up 20.9 percent to $220,000;-Leases of single-family homes rose 5.9 percent with average rent up 7.5 percent to $2,042;-Leases of townhomes/condominiums fell 23.0 percent with average rent up 5.5 percent to $1,731.

We have been lucky to find the occasional deal that give us $500-$800/month cash flow on a single family home, but most are closer to the $300/month on average.