I usually buy value add but those have become impossible to come by in the market I target.

For example if you are buying a value-add property at a 4 cap, but the market stabilized cap is a 5, and you are holding for 5 years, you would expand the cap rate to a 5.5 exit cap.

People buy because of infinite factors.

@Kesha HamiltonHey Kesha,I would also not buy land until you have done all needed DD and have an exit that will work.

Investment Info:Single-family residence buy & hold investment.

If you are buying as a primary be prepared to write an "LOE" Letter of explanation on why your moving out of an SFH into a MF 2-4 unit.

Places in the Midwest like Cleveland, Indianapolis, and Kansas City are good for this too, and in the Southeast, cities like Charlotte, Atlanta, and Raleigh-Durham offer cheap buys and lots of renters.

@Jonathan Greene recently posted a fantastic "Do's and Don'ts" guide for newcomers on the Forums.I, too, am looking to join a motivated local investing group that specializes in buy & hold and multifamily, and I hope to see you at one of the local meetups soon!

Dear BP community,    Has anyone worked with the Invictus Method, a turnkey provider, to buy rental properties?

If you're buying in Denver, cash-flowing is tough.