Would love to spend 1-2 hrs over lunch or dinner with liquor store owners in the MN/WI area.

@Quincy P. a good rule of thumb for cash reserves is 5% of purchase price (above and beyond what's already budgeted for capex).

My aim is to have conventional, 30 years fix loan.I would like to purchase the property for cash $55k and then spend about 30k in rehab. total cost $85kthe ARV should be around $135k-$150k. 

You don't have to wait because spend cash initially.  

People like to search in brackets close to their budget.

@austin smith, if you have the budget and cash flow do it and let him know you’ll be raising the rents a bit.

We used to diary all of our deals on here and stopped for some reason.Here are the basics on this property:Purchase price - $72,250Estimated repair budget - $45,000-$50,000ARV - $185-195kTaxes - $4338/yrHow we purchased:Purchased with financing from a local hard money lender who financed 80% of the purchase price and 100% of the renovations at 12% interest only and 3 points charged at closingUnit Breakdown:- 1st floor is a 2-bed/1-bath 900 sq ft unit - Projected rent after rehab $900-$950- 2nd floor is a 2-bed/1-bath 900 sq ft unit - Projected rent after rehab $900-$950- 3rd floor is a 1-bed/1-bath 600 sq ft unit - Projected rent after rehab $700-$725How we located the deal:- We zeroed in on this foreclosure deal after it fell out of contract on the local MLS. 

Spend a little extra time to increase your curb appeal.3.

Those groups should focus their attention on streamlining new development projects & spending their time/money there instead.

Savannah is your best bet for buy and hold properties, but in terms of living (depending on your budget) I’d look in Effingham County (next to Chatham County, but better schools and less crime) or Richmond Hill.