Also, TH aren't an appreciation play so much.  

I have been reading up a lot about apartment investing via a value play.

in my opinion i'd rather be ahead of the curve than playing catch up. 

That's the sweet spot where the local banks come into play.  

Safe, no crime to speak of, kids playing and people taking walks when I drove by.I asked selling agent for rent roll and utility bills.  

They would also like to know if how the tax deductions will come into play...quite frankly I'm in the dark on these answers.

That is not including playing on BP, looking for the next deal, or placing tenants.

We have growing home sales but stagnant contract activity and declining pending home sales Obviously seasonality plays into this however I believe it goes deeper than that.Thoughts?

We get a good discount off Behr paint at HD because my husband played piano for the regional rep and he set us up.

I saw plenty of my friends trash some rentals (my neighbors tore out all of the drywall in the living room one late night because it was getting in the way while they were playing ping pong beer pong) there so I would be pretty scared to rent to college students there.