think back to the 80s and 90s when a mortgage for 10% was not unheard of and why would anyone buy a rental with a 9% cap rate. 

Using that formula, I find that around the Troy area I see 8 caps with 1.4 price to rent ratios and in the ball park of 13-15 cash on cash.

These are difficult for contractors. 

I'm somewhat familiar with the Reading market and while it may cashflow great on paper, no matter how much you renovate it, its going to be difficult to build a significant amount of equity in Reading properties unless you're literally picking them up for pennies on the dollar as the values at least within the city are so low.

@Jovon Itwaru one of the bigger concerns were how difficult it may or may not be to remove bad tenants.

Hey @Michael Altine I’m new to real estate investing as well and I understand wading through the “I don’t know what I don’t know” is difficult.

@Lexi TeifkeHi Lexi, is it difficult for a agent to obtain the comps info and is it normally a fee?

Adam, I'm accounting for all the side details like vacancy (10%), repairs (8), cap-x (8) and property management (8.5).

The ones that are around are old and many are D units, no one is building new ones either. multifamily sounds good on BP, but in this market, it's unfortunately quite difficult. 

Moving markets, especially fast moving markets are difficult to read and follow, even for experienced investors.It may be possible that your clients, seeing a fast moving market, feel that they may be missing out on the opportunity and as a consequence are not looking at the down side risk of these market types.