With a $190k rehab budget we're right around your target number

@Eric BarnettI am in the same boat, ready to buy, just need to find the right place that fits my criteria and that's within budget.

Thinking maybe a porcelain travertine at this point to be more budget conscious and still get that premium look.  

With a culture built on hard work, economic progress, and family, Birmingham is a proud American city.General Facts Named “Magic City” due to its fast population growth during the height of the nation’s manufacturing age48th in population among the nation’s top 300 metropolitan areas (City of Birmingham Website)Largest city in the state of AlabamaConsistently rated as one of America’s best places to work and earn a living based on the area’s competitive salary rates and relatively low living expenses (Under30ceo.com)Jefferson County IB School is in top 25 “America’s Best High Schools” (Newsweek 2011)One of the largest banking centers in the U.S (Wikipedia)The city is investing over $1 billion to revitalize the downtown area into a 24-hour mixed-use entertainment district (Downtownbatonrouge.org)The city is home to “the Oscars of dining” winner from James Beard Foundation (Birmingham Visitor’s Center)

Soooo....kind of depends on your budget.

Have you budgeted for cap ex (8-10%), repairs (8-10% - could go lower if building was new), and property management (10%), and vacancy (8%)Taking all those at 10%, you'll want 250 per, for a total of 950 (with vacancy allowance) per month on the deal, and then you'll still need to pay the note (at whatever) and PMI.

I want a new make over on budget, but using materials that are durable for a beating because of tenants. 

Jo-Ann Lapin good morning I'm looking into Memphis since the Los ángeles market is out of my budget I want to buy and hold with some cash flow

And, learn to estimate projects and put a budget together prior to purchase, so you can have your financing squared away.good luck!

If you have the budget, you can also conduct direct mail campaign and negotiate a deal with the sellers directly