There is a reason the CAP's are higher in these areas, and it is for the reasons you described, but i think investment opportunity abounds as opposed to what the majority on BP believe.Secondly I want to counter the point about wealth being created through appreciation.

The entire house also needs exterior paint and pressure wash.

A person has the right to life, liberty, and the pursuit of happiness (as opposed to happiness itself).

I work primarily as a Realtor as opposed to an investor.

I am wondering if I can possibly do a lease option with current owner, oppose to finding a new buyer, this way the the current can lease opt from me.

I guess I am looking for units that involve costs for the basics as opposed to those that are trying to maintain the facility as a resort.

I'm not talking interior exterior paint, carpets and lawn.

If that's the case, perhaps now is the best opportunity to sell everything...depending on how long you think you can maintain cash flow before "the end," and your personal tax situation, you may see greater returns by selling and paying long-term capital gains at 15% as opposed to continuing to collect rent and pay ordinary income taxes at your marginal rate.That would actually make for a very interesting financial analysis given the various parameters of decaying cash flow, decaying market values and income tax changes over the next couple years...

Here's a potential property I looked at over the weekend and would like to know your thoughts.Single Family home1200 Sq ftPurchase price $57,000 Rehab: $2-3kPreviously sold in 1995 @ 94kComparable rentals in the area range from 775-900/ moComparable sales range from 87 to 125kMy thought is with some interior cosmetic work, lot clean up and mainly exterior work needed, it should sell quick for somewhere in the 85-100k.

The building has a brick and stucco exterior, only the interior is only gutted.