https://www.bizjournals.com/louisville/news/2018/0...This might not seem like big news, until you see the article below: https://metro.co.uk/2018/06/09/house-prices-near-a..."

I am a bit worried that the houseing market is nearing it's cost peak.

The STR has higher expenses than LTR, so this is no where near as much cash flow as getting $15K/month for an LTR but it is significant positive cash flow.I suspect the rent as a LTR will be between $5.5K and $6K per month but we have done a rent survey yet in part because I am anticipating the LTR rent may fall due to the increased supply of LTR units. 

But for cash flow purposes, which is what most people would look at in the context you're bringing it up in, then 146 doors sounds about right.Unfortunately you aren't likely going to get $200/door in LA or anywhere near it.

Terrible idea, market is saturated and the rules are constantly changing up here. 

With most of the real estate around me not having good cash flow numbers, I stated looking at some trailer/manufactured home parks.One near me in south Ypsilanti (south of I-94) has some going from between $10k-$40k  a $10k example is 900 sq ft 2 bedroom that rents for $760/mo.

That leaves you $600/mo between gross income and base expense (PITI).You estimate putting $50k towards repairs, which means these units should be TOP OF THE LINE by the time you're done with them ($12.5k per unit) so your rents could even be higher if these units are all cherried out.Big thing about this one is the property has been on the market nearly 6 months... so it's overpriced for sure.The fourplexes just on the other side of I-10 sold for $250-300k... yet these two up top (including yours) are asking $400-500k??!?!

I think that's your opportunity.Be Accessible - Closings are nearly always time-sensitive.

There's duplex up the hill near Safeway that seems rundown/poorly managed with good rehab/value add potential.

So you purchase a 4 unit RE at or near market price with rents below market.