I just acquired a duplex in Grandview, MO and it's unbelievable seeing property taxes rise 2X from 2022 to 2023 due to higher assessments.

Should I just post it at the high end estimate and adjust it down?

@Marcos A MirandaIf you're net is $150-$200 per month and you have a property that is over 500k and you bought in a high appreciation area your will likely gain more in appreciation than cash flow in the next 2-5 years.

I can't speak on behalf of Detroit, but in Atlanta, the flipping business is highly competitive.

There are a lot of good deals on 2-4 units right now but one thing I would avoid is the few townhomes and Condos that have high HOA fees.

Welcome Brandon - I have properties here in the wyoming valley.I am a native to the area.Scranton has many hoops to jump as an investor - esp. an out of the area investor.One is you'd have to hire a property manager if you do not live in the city of Scranton or within 20 miles of the city.Real estate taxes are high -that plus the current interest rate and ask prices makes cash flow an issue.You can find "deals" but please do your due diligence.Here is an example of a potential deal I am evaluating in the hill section of the city: 20 y/o, 2000 sq ft. 3b/3bath TH - Needs paint, new carpeting, and general wear and tear repairs after a 4 year tenant.

The risk you run with this model though is you would risk being over leveraged since your using 100% debt, and you would need the property to have a high cashflow amount each month to cover Capex, insurance, debt service, and your normal expenses associated with the property (property management included).

Orlando is a tough market, I think it would be very difficult to show any return at all right now with the high rates.

The rate would be in the mid to high 8’s.

I know debt to ratio is a little high, but even when credit cards are paid off we still can't seem to get approved..