However, there are many markets where you can get R/V ratios of 1.0% along with good cash-flow and appreciation potential (icing on the cake)."

Dry ice the line where it enters the house, replace the valve, let the city take all year for their end

@Brian Gibbons ...I thought Dougie was buried in an ice cap in Canada!!!

I'll stick to watching ice hockey!

You are just buying the assets of the business and not the liabilities.Having said that Cold Stone is  a seasonal product of ice cream.

Choosing a location is based on many factors (for me): proximity to where I live, my confidence in the cashflow, quality of the property (I stay away from fixer-uppers b/c those can suck up your time), and -- so long as I am confident that it will cashflow -- appreciation potential is a nice "icing on the cake". 

A lot depends on carrying costs; in my area very few prospects venture out when there is snow or ice on the ground. 

Renting them both out in the future is the icing on the cake and then you can move on to the next one with everything you have learned. 

In the first 4 months I've spent many hours and multiple trips to the house and stores and internet shopping and researching to replace parts on the dryer and the ice machine in the freezer.

He says ICE and the new immigration policies are already affecting his hispanic renters and he see's his business and his landlords starting to suffer.He is returning to Portlandia ( he never gave up his business here but its not nearly as big)Anyone in the Phoenix market experiencing this.I know many investors who got totally wiped out in 07 to 08 with 4 plex's 100% vacant.. of course not predicting that as I have no way of really knowing.. but this guy has a pretty good finger on the pulse of the everyday PHX renter.He said ICE is rounding folks up and deporting them when in the past they just kicked them back out on the street.Anyone hear anything to corroborate this or disagree ???