When I say "seller's market," I'm not talking about a real estate boom.

The economy is BOOMING. 

Real-Estate is booming near where I live as so many people are moving to Nashville.

The houses that are for sale are pretty run down.However, there is a lot of new build about a mile away and from my opinion of the Houston market, this is the only direction that Houston can go with a lot of new growth this close to downtown and central to the metropolitan area.It's 5 miles from the Hobby AirportRight off of the 288 highway8-10 mile north of Pearland that is just outside of the Beltway 8 loop (and booming - it's where I live - but haven't been able to find a deal with near this good of numbers)Numbers on a property....I could probably get a house for 40-45k ($.35-.45/sf), do about 10-15k in rehab (I'm in the construction industry) and rent it for about $1000-1200 ($.70-.80/sf) for what seems to be $400-500/month NOI.The fixed up houses I've found on the market are around $80-90k so I figure I could refi in a year or less and do it all over again.I did the rental property calc on a listing I found:SF: 1400Purchase: $42kClosing costs: $2.5kEstimated repairs: $12.5kARV: $85kMonthly Income: $1100Monthly Expenses: $572.10Monthly Cashflow: $527.90Pro Forma CAP: 14.10%NOI: $8.4kCash on Cash ROI: 26.40%Purchase Cap Rate: 18.80%I hear all the time that you never want to buy in a bad neighborhood...But someone has to, right?

We are Atlanta's little teenage brother growing up (fast) We are all lucky to be in a booming city basically still many years of growth left I have to disagree on this being a good buy and hold market.

This post deserves at least 50 votes :)Below you will find some of the lessons I learned along with pictures of this nightmare deal.So it all started around 4 months ago when my company Ohio Cashflow had a boom in demand and we were very short on inventory.

So far they have not missed a payment.Another time I had a couple with a foreclosure, they had bought a condo during the boom that was 50% completed when they closed.  

There's a number of new (mostly tech) businesses moving into Reno in addition to Tesla so you really can't go wrong investing anywhere in the Reno-Sparks area as the housing market is booming!  

I know there is no way to know what will happen but in prior booms have we had so many people ready to pounce on a dip before? 

As an investor and Direct Lender we are out in the field throughout the State regularly educating investors about a host of topics including using leverage, market cycles & the appropriate exit strategies to employ in each, as well as key economic indicators that we must focus on to grow and insulate our businesses from "boom & bust" periods which we've experienced regularly over the last 200 years.