Know the neighborhoods well.

What neighborhood?

It's a B to C neighborhood.

To get seller leads, I will knock on doors in a neighborhood a buyer client is interested in and ask them if they know anyone who is thinking of selling.

@Sara Taslitt This is what we use:Main criteria: Purchase price should be between $80,000-$180,000 Neighborhood should be a solid B-/C+ (Working Class)Built after 1985.

This is not the best neighborhood, but I am seeing a lot of development in the area (new construction builds etc).

So my PITI on this after the first year will be around $2,000/mowater-$215/moCapex/Rep- it should be like a new house at the end, so I'm only factoring 5%/mo-$225Vacancy-$0, I've got six other properties in the neighborhood... no vacancy with college kidsMisc-$200Estimated Cashflow/mo- $186021% CoC ReturnMy question is this...... my original plan was to utilize the friendly financing terms at a 4% int rt-- better than my recent bank loans by a good margin....I was going to use the full 5 year term, and fix it up slowly over time... get the good unit rented out for max value, and get other unit updated to do the same..... then work on the big ticket items throughout the course of the term...... but then I got to thinking..... interest rates aren't getting any lower.... with the market hot... the ARV and appraisals will likely be friendlier the faster I do it.... it seems a downturn is due well within that 5 year term.

Anything sub $200k should be a easy/tiny house unless it’s in a real shady neighborhood.

I came across this listing that appears to be cashflowing, meets the 1% rule, and is in a C neighborhood (based on the blog post). 

I have read look at markets where you have family or friends but my entire family and friends all live in NYC.I also have read look into markets such as memphis and OH. i was wondering where you guys are investing for 4plex or above or if you guys have any guidance for someone in the 500k budget, and if there are any brokers that have any good listings oos feel free to contact me . thanks again everyone If you're looking into the Cleveland market I'd check out The Ultimate Guide to Grading Cleveland Neighborhoods for an overview of the different neighborhoods we have here.