Congratulations David, how did you educate yourself in the multi family niche?

Each damage is unique and so will be the repair options and costs.

The cupboard is bare.....have done a lot of reading trying to determine the right niche for my appetite.

I do have goals and plans though however and they are as followed:~My niche as for now are going to be single family house and multi-unit apartment. commercial and land are for later on.

@Jessica RobertsWelcome.Check out the Start Here page http://www.biggerpockets.com/starthereCheck out the free Bigger Pockets Real Estate Guide http://www.biggerpockets.com/real-estate-investingLocate and attend 3 different local REIA club meetings great place to meet people gather resources and info.Consider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

Choosing which niche to work, in which area is a challenge.

If not, maybe find another niche.

ARV 135-150 its a unique house for the area buy you can look across the street at a elem school so it should be no problem to sell.In all driving for dollars is my best technique as of now.

I realize this will usually set you back with some costs right out of the gate (with no guarantee that you'll ever actually make a sale in the end), but if we want to be effective at this kind of niche, is this just the cost of doing business this way?

I think we get bidding wars partly because of the way the homes are marketed. esp if they are unique homes and/or in good locations. and the fact that a good economy affects a higher cost of living for everyone, not just the big companies.