@Jake Baker Love the approach of measuring the total offers that you send, if you know your strategy most of the time it is a numbers game no matter the condition of the market. 

Totally agree with your approach!

When people bring up Subject To (very risky) and private money it's usually because they have seen a lot of scaling content.

I now completely understand the differences, and while consuming real estate content for the past week on this topic, I have also been leaning towards multifamily and this further cements that.

My recommendation, depending on income, is to get 2-8 total properties per city and really allocate 40-60% of your intended investment before moving to the next city.

I am not buying, selling, investing or anything related to BP.DM me if interestedBuying in Kensington is either a total disaster or a very brilliant move, depending on your timeline.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

Prices are around $300K for what he's looking for (total costs around $2000/mo, and income will be around $4439/mo... but if he has 2 roommates each paying $700/month, it's totally doable. 

I totally agree that most agents are horrible negotiators.

I totally agree with you about spending time in person to build a network - my husband and I are definitely open to making trips to Buffalo or other markets we're interested in to get a better feel.