What cities (or areas within the city) have you seen hit a nice sweet spot between cashflow and natural appreciation, and why do you think it's a good opportunity?

It's nice just sitting back and collecting interest instead of running around meeting with sellers, contractors, title companies, etc.Yes i found this a very natural progression for many investors.. almost all start out with rentals.. and over the years they just burn out of them.. but want to stay in real estate understand real estate and then morph to the debt side instead of the equity side.. but believe me when a loan goes bad you do have your work cut out for you.. and you can for sure lose money.. 

As for the investment cycle term, thanks to their non value-add nature, you have to hold for the long term in order to recoup transactional costs and the slight decline in price once the 'new car smell' from the TK provider's renovation wears off.

Paperwork, legal matters, taxes, things of that nature.

Since you do not occupy the home you could buy another Primary with 3-5% down and again use the BRRR method. 

I have heard of the method of cold calling craigslist rental ads and asking if they would rather sell. 

The BP calculator method taught in every single webinar or the 50% "rule?"

It’s definitely a California method, and I think other southwest States.

For passing on wealth to future generations the best method is to buy and hold and let the kids inherit.

@Steve Vaughan hey Steve would you mind going into further detail on your method I’d love to learn from you!