And buy-and-hold real estate is a long term game, which is why CoC isn't the best metric to use as a single filter.I see this happening a lot on the west coast in markets like California and Arizona, and investors expecting to get 12% cash-on-cash returns like we're in some high cash flow market like Cincinnati or Oklahoma (it might even be rare there, not my market). 

Buying west of the tracks, expect sec 8 renters, intergenerational poverty, too many children, joblessness, drug use,  crime, etc etc.

But the "New Alpharetta" that you're talking about is west of Highway 41.

Given that I'm located in Southern California, I'm trying to get a feel for markets in the mid-west primarily where other investors have found success.

I went back to Oregon with my tail between my legs no way to compete.. then took our 54 home portfolio and sold it to these same companies 18 months later for better than 50% COC return.. but they still got good buys.. it was bound to happen.. coming out of the GFC.homes were selling for as little as 25% of replacement costs.. now at least they are back up to about replacement costs.the mid west though existing inventory that gets recycled to buy hold investors is still selling at below replacement costs.

@Michael Vu I am looking on the west side excluding price hill just for the moment but have been searching more in southern Cincinnati and Northern Kentucky.

I am an Okanagan investor and also used Vantage West twice.Kelowna is becoming quickly out of hand but there are still deals to be made in Vernon, Lake Country and Penticton Welcome to the REI world !

@Daniel Townsend currently living on the west side of town.

by that I mean they own about 100 west coast parks.I bought one a few years ago that was as you described.. 

First time posting....I live in a A-Class suburb of Cincinnati, OH (West Chester) and I am considering taking a job in Tampa Bay.