The warm belt states tend to have more stronger growth patterns and rent growth over time as baby boomers and retirees are moving to those states in large amounts.If you are in an area that is (over-retailed) then you need to grade your location, visibility, accessibility versus other centers in the area.

If you are or become an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

@Felipe Ocampo Have you run the numbers on self managed investment grade BRRRR condos in Germantown?

It includes, among other things, a comprehensive map of the Cleveland area, grading each area from A+ down to F, using a consistent, objective and transparent methodology using publicly available data, and overviews of some of the areas that are most popular with investors.

Expect bad to mediocre work and builder grade items that won't last.Custom builders are going to be $200 - $300/sqft if you want just that... a custom home with good materials (7.5+ on a scale of 1 to 10).

Block is complete and initial grading, hopefully the trusses will be in this week. 

That can get dicey.Of all these markets Cleveland is the one I am most familiar with so if you look at that market check out The Ultimate Guide to Grading Cleveland Neighborhoods.

If you are or become an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify. 

I've spent many years doing research, learning and working the math but, I haven't actually bought an investment property.My goals are to provide a means to a college education for my two kids (4th and 5th grade, respectively) and to augment my retirement.  

Mainly because as a commercial grading contractor we would have to float the project sometimes for 45 days before we saw a penny.