Personally not a fan of out of state BRRRR.I think it's a recipe for disaster and having been in the game for 10+ years, I've seen the disaster first hand as I bought hundreds of deals from disgruntled out of state investors who thought they can do it themselves.My property management company has doubled in 12 months also due to out of state investors getting caught with a poor property manager when trying to do it themselves from afar so they come to us for help 🤷‍♂️I'm seeing many investors buying D class crap on the MLS for too much and that needs work.They end up being into the property for 30% more than they would be that if they just bought turnkey.A true turnkey provider will find the cheapest/best deals through a variety of acquisition methods, renovate well and sell for fair market value (And manage in-house).If things go South, they are solely to blame and the penny drops with them.But with DIY, who is to blame?

If you put it out there asking for a 3-5 year lease with a small business or startup in your mind, but H&R Block or Supercuts comes along asking for a 10 year NNN (& it's corporate) and agrees to the rent amount you requested, there's no reason not to entertain that, you got better than what you were expecting (there's a reason NNN properties, or ones with a few NNN tenants sprinkled in that are national chains, often sell for lower cap rates), it's not like taxes or hair cuts are going obsolete any time soon. 

Now, lets say rates drop to 5% in 18 months.

I only invest in larger commercial developments focusing on clean energy projects (mostly in CA right now) and affordable housing in NV, OH and looking in FL, TX, CT, ID, and AZ right now. 

A local bank suddenly increased the rates of several loans, resulting in over $40,000 increase of interest annually.when I found out, I asked for the reason.

Market rents are $650 for a 1/1 and $1,200 for 3/2 in the area for this size house.   

Other than cap rate and cash flow, what other metrics/calculations do investors use to determine whether or not a property would make a good rental?

However, what Worcester needs is accessible housing, jobs, and shopping options.Currently, Worcester offers limited job opportunities and shopping facilities.

Also rental rates are dropping, and we are already seeing rental loan rates in the 5% range, I would expect to see rental rates under 5% by January.If you are going to be a real estate investor for the long term, why don't have your Real Estate License?

Purchase price: $55,000 Cash invested: $100,000 Sale price: $820,000 Fix & Flip in prime marine park in Brooklyn, one family 3bd duplex just off the park. got this deal as REO, since houses in this area are selling as is, we did just minor renovation.