This shows the value of having title insurance, but as I also have posted in the past, unless you get a policy for the value of your purchase price plus the value of the improvements you plan on making, you'll be self insured for the latter if the fraud comes to light after you've started the rehab.Fraudsters target property owners in historic Black neighborhoods in South Florida (local10.com)

Buy a 2-4 unit or a 3-5 bedroom house for only 3 to 5% down and live there while improving it and renting out the other units / rooms.

DealProperty - 3 bed/2 bathPurchase Price $105,000 House Value - $115,000Renting at - $950Mortgage (tax, insurance) - $555Maintains/Capital improvements - $100Vacancy - $125Property Management - $95 

Property in great condition with significant improvements. 0 cap-ex needed which dramatically improves the returns.

To me, buying, improving and holding onto rental properties sounds fantastic.

I think Brent with TTP explains it really well in his youtube titled: How To Come Up With Your Offer Price | Brent Daniels LIVEI'm no pro but essentially you need to find comparable sold properties in the area that are fixed up to establish an ARV.

I lean toward areas close to colleges and the downtown scene because they tend to be highly desired and, in the event of a decline, they are the first areas that the city wants to improve. 

Have been doing tons of research on youtube and have been reading David G's book on out of state real estate investing.

Deduct your expenses: taxes, improvements, insurance, mortgage interest, etc.2.

This person is seeing a solid stream of tenants, great appreciation, and a good resale market right now as they are making improvements and increasing their portfolio.