Being in Seattle and hearing that Amazon HQ2 craze, I always thought Amazon was the only driver of crazy fast growth.

@Marjeanne FieldsThanks for inputI have flipped 35 single family houses so I have a clear understanding as far as rehab costsI put number higher due to common areas that need updating which will cost me 60-10k so I just divided that cost by 32 and added to each unitIt’s literally next door to a great hospital and 1 min from train station in a very good areaMy gut says stay away - there isn’t currently enough cash flow to allow fixing up units.I know hat buyer wants to unload He got to big to fast and doesn’t have time to deal with this.

I'm an agent, I do some work with investors in the Short Term Rental market, my boyfriend has an Airbnb that we have professionally managed, and I have a decent working knowledge of the local (ever changing) rules.  

Basically any city connected to Nashville via interstate is growing fast so consider other markets. 

I am thinking of purchasing a $25k lot that i can fit for sure a small 4plex on in a city that is surrounded by heavy industrial plantsMy plan is building a 4 plex with 1 room, 1 restroom, small living room, tiny kitchen, and tiny utility room roughly 775 sqft a pieceI know for a fact i can get contractors in here rented out paid water and trash @ 950$ a month (possibly more if weekly and if i do all utilities)Why should i  OR should i not pull triggerRoughly 25k for lot + 200-250k to build  = a 225-275k loan @ 15 years @ 5.59% 275k loan 25% down1695 note paymentLets say 400 taxes 400 insurance (over estimating)2540 payment - 3800 rent = 1260 cash flow minus water and trash Basiclly 200-250 a door @ 15 years (trying to build equity fast)Im doing 15 years cuz i know i can walk in to my favorite bank and they’ll Loan this out to me fast basicly pre approvedNever done this before but already getting bids on contractors and this is what they told me roughly building cost wise (im more experienced in SFR’s)

It does need appliances which I will change out.

IE never gentrify and values never changed from the peak of the 80s.. its picking those path of progress that is were the real money Is made in real estate you get your cash flow and MASSIVE appreciation . or you need 100s of doors if your only going to count on 100 or 200 a month for cash flow for decades.. 

Once you get into higher end / higher priced properties, these numbers will have to change as it is not a one size fits all equation.As an example, I sold a property a few months ago for $1.56M and the gross profit at the end was about $225k which ended up being a triple of a deal (baseball reference).

The interior looks decent with only cosmetic rehab needed, some appliances changed, new floors, and a re-tiling of a couple of bathrooms.

While it may not be traditional it alleviates problems like you're dealing with on-change over...