Versus in higher appreciation markets I would rate it as forced appreciation (your property does excellent), instant equity (your property does excellent), expected property appreciation (you believe your property seems likely to have good appreciation and I am assuming have done your homework), expected rent appreciation (you believe your property seems likely to have good rent appreciation) and finally initial cash flow (your property does OK but there are many locations in the country that do better).It is not arguable (as in mathematically it can be proven) that historically financed buy n hold in appreciating markets return better ROI than low appreciation markets that provide far better initial cash flow.I do recommend that you do the full calculation of expected cash flow taking into account mortgage payment, taxes, and insurance (PITI), vacancy, maintenance, and cap expense. 

Hi Frank, I am also from N Ky.

Sorry for the hassle..... its going to happen sometimes....best you can do is learn from it and try and make some changes in screening and other things that may help avoid issues n the future.I try to tell myself....this is business....its going to have its up and downs....easy times and hard times.... some failures but much more success in the long run if you stick with it and learn from mistakes we all makeAnyone that goes into this thinking its a piece of cake and easy $$ is a fool.....its hard work but well worth it in the long run

He said I could probably make 50k after the rehab (my analysis was more 40k) then I went looking for friends n family to invest with me and got shut down.

@Roy N. thanks, I haven't seriously considered the the partner thing, but I will now.

Anh N.

Basically I'm driving around n writing down address I'm interested in buying and looking at the city website and finding the owner then mailing them basically saying I want to buy their property with my phone number.  

(Mark Pedroza hereby makes this offer Subject To Daniel Moctezuma receiving Letters for the estate of John Doe or Jane Doe)In CA (San Francisco, Placer/Sacramento counties) all I'm concerned about if the executor/administrator has this court-mandated document that gives the executor legal authority to sell the property even though the probate has yet to close.Should this transaction run smoothly for all parties involved don't be surprised should you receive a referral call (out of the blue) regarding the probate problem that you help resolve.All 'n all you should be okay.Good luck...

Example: entire unit for $200/n and if it's two bedrooms, each of those priced at $110.

The only way buy n hold makes sense in coastal SoCal is with the rental and property appreciation.