You showed this:Gross Rent $18,210 (increased to $20k for 2022 due to rapid rent increases in 2021 and 2022)Direct Expenses (includes maint, ins, tax, HOA Fees, and depr) $6,916Indirect Expenses (Telephone, Travel, prof fees, etc) $351Net Income (Rent-Direct-indirect) $10,944And I replied to you, asking do you not take into account capex, vacancy, and debt?

Its very thorough, but like most systems, works best for the middle of the range of PHA sizes and extremes in rental variation, as the system doesn't work well in places where there is very limited data (many rural PHAs), markets with rapidly rising/falling rental prices (SF for example), or places that have complex neighborhood divisions and wide range of rental cost within their jurisdiction (generally big cities). 

Yes, we have been changing things up over the past few months, and it's solely because of EVOLUTION, not REVOLUTION.

Nashville for example in no way checks off the public transportation box and the highway infrastructure is already showing stress from the rapid influx over the last couple of years.

In real estate, flipping usually falls into one of two types.The first type is where real estate investors target properties that are in a rapidly appreciating market and resell with little or no additional investment in the physical property.

I would love to hear suggestions as well.Eric - my wife and I just moved to Maplewood (purchased an off-market 2 family, shout out to @Darren Sager) but right now I feel as the industry is rapidly changing, cash flow is not what it used to be and investors are leaning more towards appreciation vs cash flow on their purchases.

A little background:  I grew up 45 minutes outside of Detroit and have owned (personal) homes north of Grand Rapids and now on the far east side of the state, selling (in 2010) the first home after 2.5 years of living there.  

when you find a good wholesaler you can trade them buyers list to rapidly grow your list of buyers and wholesalers.I live in Tucson As well if there is anything I can do to help you DM me  , id love to help!

Over the last several months I have seen a rapid increase in competition and many buyers over paying for assets.

Of those 3, the 3rd is most likely ... who knows when or how rapidly interest rates will rise, though, but I don't think they are long term sustainable at these levels.