@Ryder Meehan also has a SF meetup focused on out of state investing. 

simply look were you live in Milwaukee.. and look at all those great 30's and 40s houses on the north side of town you can buy for under 100k but it would cost 400k to rebuild them.. in those areas building new just wont happen until things change demographically and if it does not pencil for you doubt you can sell it to any one else.. so the smaller project maybe what you do.. then at some point in the future where economics catch's up.. you demo the small improvements and go vertical.

Capitalization Rate FixersWhat are some of your favorite ways to improve a property and it's value without carpet and paint?  

My career is deadline driven and I may be focused on a deadline.2.  

Based on the info I'm gathering and additional research I've done I will shift my focus away from the C properties. 

A replacement reserve escrow is established at closing and HUD can determine what and when you make repairs/improvements to the property.

The numbers look good:Location: Broadway HouseNumber of Units: 1Rent: $1,350.00 Square Feet: 1,666 Upfront Costs:Cost per Unit $95,000.00 Price: $80,000.00 Cost per Square Foot: $57.02 Cap Improvements & Repairs: $15,000.00Cash on Cash Return:19.84%Total: $95,000.00 Debt Coverage: [minimum 1.6] 1.78 20%Down: $19,000.00Capitalization Rate (ROI)9.05%Current Assessed Value: $29,666.00 Loan Amount: $76,000.00 Net Cash Flow per month: $314.08 Interest: 4.88%Net Cash Flow per month per unit: $314.08 Term (yrs): 30Total Rent/Month: $1,350 GROSS SCHEDULED RENTAL INCOME: $16,200.00 Less: Total Annual Debt Service: $(4,826.40)Less: Operating Expenses: $(6,470.63)Less: Vacancy and Credit Losses (7%): $(1,134.00)NET CASH FLOW: 3,769 NET OPERATING INCOME - (NOI): 8,595 INTEREST: 3,680 DEPRECIATION: 3,455 NET INCOME: 1,461 Property Insurance: $1,000.00 Property Management (10%): $1,620.00 Placement Fee(30%): $405.00 Real Estate Taxes (5.06179%) $1,501.63 Repairs and Maintenance (12%) $1,944.00 Services: Snow Removal: 720 Utilities: Electricity: N/A Gas and Oil: N/A Sewer and Water: $30.00/mo Other

Rent:Probably worthy of a good discussion but not the main focus of this post (yet?).

But, I don't have to do any of the major upgrades that I was planning (floors, electrical, counters, paint) immediately and can get positive cash flow immediately.If she decides to move on, then I make the improvements and put it back on the market at $900-$950 within 2-3 weeks. and get what I talked about above.So. 

That's why I discount Amazon resellers as legit businesses and why I focus on repositioning Multi-Family Home (MFH) apartments, because it changes the lives of the tenants that live there by transforming a community.There are 8 money mindsets Savings Mindset – Are you pre-programmed to save money?