This migration is causing compression throughout secondary and tertiary markets as well, which is driving smaller investors out of the game.As I see it, we still have a solid 2 or 3 years before we see any significant corrections in B- and C class assets.

The furnace was about $2300.Can I expense the furnace under the de minimus safe harbor election (because it was less than $2500), and then capitalize the air conditioner (because it was more than $2500)?

in Marion County as well as most counties in the United States that I have been aware of there are habitability standards that are the requirement of the owner. in Indianapolis those standards are almost exactly the same as the Section 8 standards the difference is that the only time the county or city gets involved is if they happen to drive past or if they have a complaint.

I typically use 1% when I'm figuring out my numbers, or 1.25 to be safe. 

Driving through an area and talking to neighbors is priceless, but asking other local real estate investors who own things in that area is also priceless.I'd say, investing out of state has a lot to do with your team on the ground, so you really want to do some research and put some effort into picking good people for your team.I hope this helps, and let us know if you have more specific questions of course!

Baltimore is a good market if you really know the area but the drive up there is a pain.

@Tre Coleman it is best to find a seller if you have a good deal and market it right the buyers will come you can find contracts online pdf files even bigger pockets might have some as well but to be on safe side always have an attorney to look at it to protect yourself 

1 hour drive.

Safe area for you and your family while living in it.

. $10,000 is no where near enough to get safely into the game.