I grew up in the NE area of town and am very familiar with this market it is attractive to both investors and traditional buyers. 

@Justin N Yurchak IMHO, where you sleep at night or having the ability to drive across town to place eyeballs on it are of little consequence compared to having a really strong team you can trust. find the best PM, realtor, title company, and CPA you can, know your numbers and your plan, and execute. the problems are the same so hire good people that fix problems and free you to spend your time doing higher income producing activities.

I’ve been watching the MLS and there hasn’t been anything that will cash flow in our area over $400 monthly that doesn’t require a complete Reno or is in a questionable area that would attractive unsavory tenants.

Need to find large value add multi-family for 1031 exchange (light to medium rehab ideally) primarily hunting in DFW, Orlando, Phoenix but open to deals in other states, MSA's.Other markets/states under consideration are anything in PA, CO, ID, TX, OR, WA, AZ or the Carolina's.Don't really want to go under $800 per month on unit averages, ideally $1000+.Price range of $10-$50 million.If anyone knows, or is a producing commercial broker in these markets, I would love to get in touch!

I'd be interested in knowing the answers to any of these questions:If you manage your own team, do you have any tips on attracting like minded agents? 

The most attractive method of real estate investing is definitely the BRRRR method.

It seems like there are a lot of more attractive markets today.

My property will very likely produce a small positive cash flow in the tune of $150 after all expenses including management (despite planning to self manage), but my primary focus is on mortgage pay down, tax deductions and appreciation for the long term, so I can either refinance or 1031 exchange it one day in the distant future.I am in the beginning stage (demo part of the rehab) of my first BRRRR investment!

That being said, prices can be attractive.

Finding the cash flow and cap rate attractive as compared to what is seen in this locality/town.