Since DFW is a heavily investor infested market, all the good burbs with year over year capital appreciation are already selling at a premium and hoping for a 1% rental yield does not seem realistic.Hence, my though since last few days has been to compromise a little bit on both fronts and buy something in a burb where there is a hope of capital appreciation and a rental yield of .85% or more.

If it's clean and has a bunch of updates I don't want anything to do with it.I want the piece of garbage that smells like cigarettes and is infested with rats.

Make sure it is securely fastened to the joists and there is not dry rot or termite infestation underneath first.

Craigslist is infested with wholesalers posing as the original for sale by owner.

entrance" to my home before applying to purchase it I was so excited I didn't pay attention to or know how to assess damages: vandals stole the all the copper wiring, bootleg window installation (there are vines growing over my bedroom curtains), bootleg hardwood floor installation, salvaged & broken bathroom fixtures installed, non working electrical outlets, GIANT RAT INFESTATION, no central air or heat, broken sinks in both bathrooms and kitchen, giant forest overgrowing in back yard, brand new hot water heater not installed properly.None of what I listed above was too much to handle but if I would have assessed it before hand I would have had it taken care of in 1 week instead of 3 months.

Expenses: $2,825Total Rehab Cost: $85,000Maximum Allowable Offer: $132,000Problems with House:Dirt and Grime Literally EverywhereBug Infested (I'm talking bees, wasps, spiders, mosquitoes, etc)House is Outdated: (Wierd Bulky Ceramic Tiles everywhere,Tin RooF)Located far away from main part of cityHas A Garage but the Garage is basically unusable.

I have seen that many,many times and it is in many cases a cash flow killer.If tenants do not pay or reimburse even they do not report water leaks which can cause higher water bills, mold, water damage to walls and floors, bug infestation from the moisture growth,etc.Tenants also use about 30% plus more resources on average when they are not paying directly.If tenants paid directly and water drips once every 30 minutes from faucet you better believe most will let you know right away!

In the Chicago market, finding a deal that fits this criteria seems merely impossible UNLESS you're willing to live in a crime infested area.

Incarceration for violence btw...as if that wasn't enough the 3rd unit totally infested with bed bugs millions...tenant is in hospital so they cleaned the lower apts but never got the 3rd and no idea because the inspection was stopped as the inspector can not proceed due to having other properties to do after mine and can't bring bed bug to his next client.

We have a drug infested apartment complex on our Urban Street that attracts fighting, litter, and unwanted activities.