IN my mind these days any rental property under 100k is worth what someone will pay for it.. since literally NONE of them get sold to homeowners only investors.. so the valuations are backed into by rental income more like Cap rate for MF.. its what ever an investor is willing to pay for a given cash flow.Hi Jay,All of my areas in Toledo are heavily owner occupied.They are also all under $100,000.It's great to be here and we have had quite the monopoly for many years now.Hedge funds don't like us because we aren't a sexy city and everyone else followed LeBron to Cleveland heheWe put our head down and just hammered out deals.As inventory tightens nationwide (I don't remember having a conversation with other players where someone didn't cry to me about how they can't find product) we still feel like kids in a candy store.I'm buying the same stuff I was 5 years.Please don't tell anyone that deals at 30 cents on the dollar and 15% net cap rates are falling of trees here.You just have to do the work and deal with shady contractors lolThanks mate

You'll also need to convince these buyers you're a real player because we've all had numerous people give us their wholesaler pitch then never hear from the again.

At this level, a different level of players and expectations. 

Maintain a personal reserve that enables you to handle ordinary maintenance and emergency repairs.How much reserve should you have? 

Hire a lawyer, let the lawyer do their job, and make a rational determination on whether the courts will enable you to collect any money from the tenant or the parasite he stuck you with. 

This accelerated depreciation schedule often enables investor to shield over 100% of operating cash flow (provided the investor has the ability to offset other passive income).

I was counting on increases in supply and variations in demand when I bought them, and am already seeing relative softening in demand this fall as so many new players enter the market.

Some players pulled out during the pandemic, some were never investment property HELOCs, etc.

I'm counting on regular inflation from 2018 to 2022 and then the unusual 13% jump in rental rates due to Ida enabling (at least in the short term) the ability to get around $2500 for rent.Use the calculator on this site to run both scenarios and be honest about your numbers.

This affects your credit rating and FICO score thus prevents you fro achieving personal independence by being a slave to an employer that does not enable you a way out.