@Jeremy Helsabeck the markets you listed for 75k-125k purchases are way too popular!

The answer is , despite popular believe, you don’t.

@Jacob Jones Meetup.com is very popular.

If they get the rock completely installed in 3 days they're doing pretty good on a 1,000 sf install.

we like the general gulf coast side of florida as well as Gatlinburg TN which are obviously vastly different but seem popular.

I know my Purchase Agreement/Contract is rock solid when it's between standard owners but signing from an LLC owned property is new for me. 

Party like a rock starEnjoy College life to the fullest. 

The large drops in vacancy rates in these metro areas indicates a potential for more multi-family investments also if vacancy rates keep falling in the coming months: Birmingham-Hoover, AL (12.3%), San Antonio-New Braunfels, TX (7.2%), Pittsburgh, PA (6.7%), and Kansas City, MO-KS (7.3%).Vacancy rates are nearing or around 7 percent and are higher compared to one year ago in several “hot” metro areas, indicating a maturing of the investment cycle in these markets given the current level of demand: Dallas-Fort Worth-Arlington, TX (7.1%), Austin-Round Rock, TX (7.1%), Miami-Fort Lauderdale-West Palm Beach, FL (7.1%), Washington-Arlington-Alexandria, DC-MD-VA-WV (6.7%), and Raleigh, NC (7.3%).Vacancy rates are above 10 percent in these areas and were higher compared to the levels on year ago, indicating low potential for multi-family investment given the current pace of demand: Albany-Schenectady-Troy (10.3%), Greensboro-High Point, NC (10.5%), Tulsa, OK (8.1%), Little Rock-North Little Rock-Conway, AR (11.5%), Toledo, OH (12.6%), Dayton, OH (12.7%) and Oklahoma City (13.1%).

But as far as buying stock, I could see them dropping like a rock over the years ( ala GoPro).  

Sheet rock here, studs there, need some extra tools....the list goes on but every day seems to be 300-500 bucks.