This is clearly specific facts and circumstances based but I’m curious to know whether based on historical returns you would have decided on a go vs. no go on a property when you were on the fence due to these variable assumptions such as repairs and capex and your historical experience is tipping toward a lower % than the assumptions being used when analyzing.

I think a positive cashflow could be a hedge against a lower than expected ARV.

I’ll be sure to assume a lower income increase until I get a better understanding of my market. 

If you want some lower prices, Eastern Idaho is where to look.

The only time you are going to get a deal on the MLS is if you can get a property no one else wants for much lower than asking price.

@Steve Vaughan Brother yes, there are tons of opportunity to leave college with a much lower debt.

Keep in mind that sometimes there are properties with rents much lower than market that could drastically affect the property value if they were increased. 

ref: https://www.huffingtonpost.com/entry/housing-crisi...

Most rent-ready or good area 2/4 units are not cash flowing at the prices they are at right now but if you find one in a lower income area and are comfortable living there - then you could have some upside there. 

You can pay points to get lower interest rates with > 20% down no insurance.