Based on the new Dodd Frank rules effective January 10th, a sale is defined as a "Flip Transaction" is the new price is at least 10% higher than the previous sales price and deed has transferred within the last 90 days, OR if the new price is at least 20% higher and the deed has transferred within 91-180 days.

I am talking B to C neighborhoods, working class.We find deals weekly with much higher returns, but we choose not to invest in those areas.Hope this helps!

The nicer the area the higher the rents and better the tenant base tends to be on average but higher prices and entry points also.

The rates/ down payment will be higher for the investment , as teh banks see more risk there .

Terms on the seller financing need to be exceptional, even considering the loan costs you'd save, if the price is just fudged higher, like 3%. seller financing doesn't add value to a property and you may need to refinance it, so look to market value, less being better.

My offer of $133k was accepted, which is higher than my other rentals but this home needs no repairs. 1960's ranch. 4 beds, 2 baths, hardwood floors, new windows, newer kitchen, 2 car garage, newer furnace, newer baths.

ALSO - maybe the landlord pays all utilities, which puts the rents artificially higher than market (are the rents at typical market?)

Will you be able to get Higher rents and possible force appreciation?

She may be holding them to sell to investors or retail buyers, with the pitch of "This house isn't on the market yet, but..." to draw a higher price and this agent would get both sides of the transaction, buyer and seller.You haven't mentioned how long she has owned the houses, years?

In some place the rental yields are lower/higher than in other places.