The advice I've gotten from other investors has been consistent with yours: "if they can't pay the mortgage, they probably can't pay rent."

These banks that list their porperties on the MLS are so damn greedy, they are consistently pricing their properties that are in less than perfect condition at the same price as the home down the street that was a standard sale with granite counter tops and a full remodel.

The seller never finished them since he wasn't able to rent out the other 8 consistently.

Geoff- I had to laugh when "your looking" back consists of 2010 and 2011!!

Unemployment dropped consistently over the next 7 years.So, there is a 7 year stretch (about 8% of your time frame) that goes against your theory.You conveniently ignored that period...

But are you prepared to deal with consistent break ins, copper theft, broken windows, and vandalism?

But, make sure that you have a verifiable reason why you're not renting to them, document it, and make sure you are consistent with it in the future (to avoid discrimination lawsuits).

I have spoken with several local banks who do renovation loans and have been a bit surprised by their terms.The terms from both local banks have been a 5 year loan, 20 year amortization with a maximum loan of either 65% ARV or purchase price + rehab whichever is lower.Are these terms consistent with what others have found?

I'm more comfortable if I can find the same property by a few different routes and the information seems consistent.

Secondly, you need to demonstrate that you can bring a consistent stream of buyers for their deals.