If you do find some, make sure you adjust for positive and negative features.

A cash purchase would be a poor ROI due to the same inflation, yes, but you would be getting probably $600 a month in cash flows - which will be necessary when one of those negative occurrences I threw out occur, which they eventually will.

I only have 1 property right now, a duplex, and as I mentioned, it is in Urbana.

Now I only owe money to the lenders.

I'm simply surprised at how openly negative and snide certain individuals can be.

BTW, a portion of the dues goes to lobbyists that TREIA hires from time-to-time to help fight state-level legislation that could negatively impact RE investors.  

I keep looking for negatives, to the point I am assessing the local rental market as a whole.

I'm moving to Houston soon and have been studying that market diligently, and I think it's a nice hybrid of cash flow and appreciation, but I only buy for the former and consider the latter a bonus.Lastly, I can assure you Hartman is making money on these deals.

If I only had 5 homes and had the two deadbeat renters for 3 months or so, that would have dropped that number considerably.Same with repairs.

Some neighborhoods better than others.My real estate agent, who I only know from my neighbor and has been in the business for about 3 years, sends me listings in the under $150,000 dollar range.