@Audrey EzehI think part of the reason that the San Francisco, Oakland, and the rest of the Bay Area didn't make the list is because of the minimal sales growth expected this year.If you take a look at Realtor.com's 2017 National Housing Forecast, San Francisco is only expected to have a growth in sales of 1.17%.

Also the Sherwin Williams over that way is barred and locked up like Fort Knox which is an indication of the area as well.  

I Think $100K is a good starting point for a duplex in a solid neighborhood, with minimal work.

If you operate by strict guidelines as indicated in your state landlord tenant regulations you are neither a bad or good landlord.

In my experience, which is minimal, the real estate agent & broker can be (not in all cases) very egocentric.

The idea is to minimize risk wherever possible and we civil engineers specialize in recognizing risk because we've been screwed by every rule you can imagine.

The cash flow is so minimal anyway!!

My goal is to buy and hold, cash flow with a $1,000 a month and aim to refinance to pull initial investment back, pay off lenders and use equity to rinse and repeat.Heres what I got;Property: Triplex in Lauderhill, FL - Advertised by wholesaler3 bedroom 2 bath - 1200 sq feet each unit advertised with rent comps at $1,500- $1,650 (realistically should be $1,000-$1,200)Listed at $249,900 with direct comps sold up to $300k - $315k in 2015.Estimated taxes $6,000 a yearEstimated insurance $2,000 a yearEstimated maintenance $2,000 a year100% Vacant now with 2 potential squatters according to wholesalerProperty is in good shape minimal rehab area is about a c+ near turnpike will be seeing property in person tomorrowLending:  HML - offered from mort broker - estimated payment - $2,000- $2,100/monthly (P&I + insurance+taxes) for $250k loan2 points upfrontno prepayment penalty  7% interest80% LTV20% downAppraisal $500Bank - From Guaranteed Rate - Estimated payment $2,200/monthly for pre-approved loan at $300k5% APR30 year FHA (option for 203k loan) 3.5% down (first time homebuyer) informed can cash out refi for up to 80% of equity after 50 days from HML closeAlright so my intent is to buy it cash with HML, aim to have tenants within 3 months, and cash out refi by the end of those 3 months.

Hello J Smith,It appears that the $50,000 sale is an outlier and therefore not a reliable indicator of value.

No stains on wall to indicate water around that area and the wall definitely had not seen paint in quite some time so I am fairly confident there is no primer or coverup going on there.