What city/ state is heating up?

Realtor · Las Vegas, NV · Member since 2019 · 23 posts · 17 votes

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.

Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.

Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?

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Nicholas L.Pro Member

Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes

9mo

@Nick Cikity

hello. this question gets asked a lot. i tend to think this isn't the right way to pick a market. for example, you mentioned your dad is from Detroit. do you go there often? do you have some kind of a network there already? if you don't go there often, are you willing to?

so many investors in HCOL areas pick a random area in the midwest to try to BRRRR in, and just get absolutely crushed. it's difficult to do locally, let alone from a computer thousands of miles away.

and, if you BRRRR, you're not going to get any cash flow. it's an equity strategy.

hope this helps. happy to answer any questions you have. i just finished a very modest BRRRR here in Pittsburgh. would not have been able to do what i did out of state.

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Tom Turner
Real Estate Agent · Grand Blanc, MI · Member since 2025 · 6 posts · 6 votes
9mo
Nick, I’m local to the Flint, Michigan area, and despite the reputation surrounding the water crisis, the suburbs around Flint—and even much of the city itself—offer some of the strongest investment opportunities in the state.

For example, there’s a duplex less than five miles from me listed at $150k in a solid neighborhood. Both units have been fully updated, each could easily rent for $1,200–$1,500 per month, and the annual taxes are under $3,500. That’s just one of many deals in this market that produce strong cash flow and solid long-term upside.

I’d be more than happy to connect and see how I can add value to your investing journey. In addition to being a local Realtor and investor, I also run project management for a property solutions company that specializes in rental unit turnovers—so I can help you evaluate opportunities, estimate rehab costs, and streamline your renovations.

Let me know if you want to chat more or take a look at a few examples.
4 Reply
Nick Cikity
OP
Realtor · Las Vegas, NV · Member since 2019 · 23 posts · 17 votes
9mo
Hey @Tom Turner thank you! Like you mentioned, Flints reputation is definitely a little iffy. My dad's side is from Detroit so I'm somewhat familiar. I'll have to look into the market a little. Definitely looks like some flip potential there if there's demand, what do you think?
0 Reply
- Tom Turner
  Real Estate Agent · Grand Blanc, MI · Member since 2025 · 6 posts · 6 votes
  9mo
  Quote from @Nick Cikity:
  
  Hey @Tom Turner thank you! Like you mentioned, Flints reputation is definitely a little iffy. My dad's side is from Detroit so I'm somewhat familiar. I'll have to look into the market a little. Definitely looks like some flip potential there if there's demand, what do you think?
  
  Yes, absolutely. I'd love to chat more about what you're specifically looking for, if you're considering investing in Michigan! Happy to provide market insights and good deals any time.
  0 Reply
Nicholas L.Pro Member
Flipper/Rehabber · Pittsburgh · Member since 2018 · 6k+ posts · 5k+ votes
9mo
@Nick Cikity
hello. this question gets asked a lot. i tend to think this isn't the right way to pick a market. for example, you mentioned your dad is from Detroit. do you go there often? do you have some kind of a network there already? if you don't go there often, are you willing to?
so many investors in HCOL areas pick a random area in the midwest to try to BRRRR in, and just get absolutely crushed. it's difficult to do locally, let alone from a computer thousands of miles away.
and, if you BRRRR, you're not going to get any cash flow. it's an equity strategy.
hope this helps. happy to answer any questions you have. i just finished a very modest BRRRR here in Pittsburgh. would not have been able to do what i did out of state.
7 Reply
Nick Cikity
OP
Realtor · Las Vegas, NV · Member since 2019 · 23 posts · 17 votes
9mo
Thank you @Nicholas L. there's no doubt it'll be difficult. I'm certainly willing to travel and keep an eye on things but my vision is to find a market I can play in and build my network there. Certainly risky but being from vegas i just don't have the capital required to play here. Homes are overpriced and sellers are stubborn. I've got to start in a statistically cheaper area.
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Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
9mo
@Nick Cikity
What other Midwest city has as much investment planned as Detroit, yet offers such affordable real estate investments?

$2.5B New Center by Henry Ford Health, Pistons owner and Michigan State University
https://www.clickondetroit.com/news/local/2023/02/08/incredible-investment-in-our-city-25b-detroit-neighborhood-redevelopment-to-begin-in-2024/

$1.5B Investment, 12,000 temp jobs, 6,000 New Jobs: District Detroit Development
https://www.detroitnews.com/story/business/2022/11/15/district-detroit-1-5b-development-to-include-housing-retail-hotels/69649853007/

$1.4B Total as Hotel Added to Hudson Site

https://www.detroitnews.com/story/business/2023/11/02/hudsons-site-hotel-plans-move-ahead-as-city-issues-permit/71426631007/

$439M Gilbert Foundation investment in Detroit

https://www.henryfordmsu.org/news/september-2023/gilbert-family-foundation-announces-nick-gilbert-neurofibromatosis-research-institute

$400M Investment, 517 New Jobs: Norway’s Nel Hydron

https://businessfacilities.com/nel-hydrogen-will-build-400m-gigafactory-in-southeast-michigan#:~:text=In%20Southeast%20Michigan-,Nel%20Hydrogen%20Will%20Build%20%24400M%20Gigafactory%20In%20Southeast%20Michigan,green%20hydrogen%20using%20electrolyzer%20technology.

$300M Huntington Place Renovations & New Detroit Hotel

https://www.crainsdetroit.com/real-estate/huntington-place-renovations-new-hotel-deal-reached

$200M Chase Investment in Detroit

https://www.axios.com/2023/09/28/detroit-rebound-jp-morgan-investment

$44M Investment, 237 New Jobs: Bollinger Motors

https://michauto.org/bollinger-motors-plans-44m-metro-detroit-investment/

$21.5M Investment for Detroit west side Dexter Neighborhood

https://www.clickondetroit.com/news/local/2023/11/01/neighborhood-on-detroits-west-side-receives-more-than-215m-in-investments/

$20.6M Investment, 186 New Jobs: BorgWarner

https://www.crainsdetroit.com/auto-suppliers/borgwarner-invest-206-million-create-186-jobs

$11M, 200 New Jobs: Volkswagen Scout Brand Investment in Detroit

https://www.teslarati.com/volkswagen-scout-11-million-detroit-investment/

New Detroit Developments to Be Excited About

https://www.metrotimes.com/detroit/15-new-detroit-developments-to-be-excited-about-photos/Slideshow/32734721/32735392

3 International Companies Choose Detroit

https://www.detroitregionalpartnership.com/international-investment-comes-to-detroit-region/

6 New Residential Developments in Detroit

https://detroitisit.com/6-new-residential-developments-in-detroit-to-know-about/

Contact us with any questions you have.
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Samuel DioufBusiness Member
Real Estate Agent · Columbus & Cleveland, OH · Member since 2023 · 1k+ posts · 1k+ votes
9mo
If you’re looking for cash flowing markets.. a lot of investors, including myself, are looking in cities like Cleveland.

Cleveland currently has one of the lowest price/rent ratios in the Nation, with the average home price being $107k and the average rent being $1,416/Mo.

When investing in high cash-flow markets, I always recommend working with an investor friendly agent so you're able to gain the right insight into the different areas and the risks involved.
[email protected]614-662-1652
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Jimmy LieuBusiness Member
Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?
Hey Nick, if you're looking for BRRRR opportunities or solid buy-and-hold deals under $250K, you're definitely looking in the right regions. Tennessee has some pockets that still work, but the Midwest is really where you're going to find the best mix of affordability, strong rents, and appreciation potential. Ohio in particular has been a standout for me — I moved from Portland to Columbus in 2020 to invest and now own 10+ rentals here. Columbus has been on fire with population growth, job growth, and huge companies like Intel, Amazon, Google, Honda, Microsoft, and Anduril building massive developments here. You can still find single families and small multis in the $120–180K range that hit the 1% rule and cash flow right away, which makes BRRRR or buy-and-hold a lot more realistic. Dayton, Cleveland, and Toledo also offer low price points and strong rent-to-value ratios if pure cash flow is your main priority. If you want appreciation plus cash flow, I'd seriously take a look at Columbus — the fundamentals are some of the strongest in the Midwest right now. Happy to connect and answer any questions you have!
[email protected]614-300-7535
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Nick Cikity
OP
Realtor · Las Vegas, NV · Member since 2019 · 23 posts · 17 votes
9mo
@Drew Sygit that's a pretty good case for Detroit haha. Thank you. Certainly worth looking into.
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Marcus Auerbach
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
9mo
The combination of OOS + BRRRR + low income for a new investor is like attempting your first car race, but during the rain, on a track you've never been with a team, who has never met before. And with cheap car. All of these risk factors multiply.
You have to take the edge of all of these factors as much as possible. If you know Detroit a little, do that. Keep it to paint and carpet, not a full rehab for the first 3-5 deals. Maybe increase the budget a little, so you don't have to deal with as many tenant issues. Spend as much time in that market as you can to narrow the knowledge gap.
5 Reply
Alfath AhmedBusiness Member
Real Estate Agent · Columbus, OH · Member since 2022 · 1k+ posts · 1k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?

Good stuff man. I built my portfolio of 28 units in ohio with the BRRRR strategy. Happy to connect. I can send you my lenders that do my hard money/dscr, property managers.
Reach out if you have any questions.
[email protected]614-802-5698
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Anthony L Amos Jr
Real Estate Agent · Columbus | Toledo · Member since 2019 · 607 posts · 768 votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?
Nick, you're on the right track looking for markets that still hit those numbers! Forget what you just heard about Ohio; it's honestly where your search should end. Columbus is legitimately one of the top cities in the nation for growth and infrastructure right now, with Intel and Amazon pouring billions in, so you get appreciation and cash flow.
If you insist on looking outside Ohio, check out Detroit and Indianapolis. Detroit has huge planned investments (like the $2.5 billion New Center project) and still has super-affordable real estate, while Indianapolis offers a rock-solid, affordable Midwest blend. Just be aware that OOS + BRRRR + low budget is a risky combo, so start small, keep your first rehabs modest, and build your local team fast!
2 Reply
Travis TimmonsPro Member
Rental Property Investor · Ellsworth, ME · Member since 2021 · 1k+ posts · 2k+ votes
9mo
What @Marcus Auerbach said - you are stacking risk factors. The most likely scenario is that you start a project, fix it up, refi, rent, get frustrated that it is losing money and the value has not gone up as much as you wanted it to, and you sell at a loss 2 years later just to be done with it.
Those stories don't get featured on podcasts or posted here, but that is the most common outcome in the out of state, low purchase price/BRRRR investor story. There is no secret market or strategy. It is tough everywhere. And anyone that tells you that you can get actual cashflow with 20% down on long term rentals is trying to sell you something. It will take years just to recoup your closing costs and make ready expenses.
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- Steve K.
  Realtor · Boulder, CO · Member since 2016 · 3k+ posts · 5k+ votes
  9mo
  Quote from @Travis Timmons:
  
  What @Marcus Auerbach said - you are stacking risk factors. The most likely scenario is that you start a project, fix it up, refi, rent, get frustrated that it is losing money and the value has not gone up as much as you wanted it to, and you sell at a loss 2 years later just to be done with it.
  Those stories don't get featured on podcasts or posted here, but that is the most common outcome in the out of state, low purchase price/BRRRR investor story. There is no secret market or strategy. It is tough everywhere. And anyone that tells you that you can get actual cashflow with 20% down on long term rentals is trying to sell you something. It will take years just to recoup your closing costs and make ready expenses.
  
  Yup what you describe is the way I have seen this go for people investing out of state 9 out of 10 times. Funny how even people from some of the places that generally appeal to out of state investors, are looking into out of state investing themselves. The guy from place A invests in place B while the guy from place B invests in place A. Both are hoping the grass will be greener but would definitely have a better chance of success with much less effort and risk just investing close to home.
  Real estate markets are also much more localized than most beginners realize. Pretty much every broad geographical area is going to have micro markets within it that are both good and bad to invest in. There will be some investors making money and others losing money within that broad area. Only by being local (or by consulting closely with someone who is intimately familiar with a place on a house by house level) can you learn which exact locations are most likely to be good to invest in and which are not. Then you need to pick the right strategy for that location and executing the strategy well is probably most important of all no matter where you invest. Picking a location by city is way too broad. Is (name any city) a good place to invest? Yes and no. It depends exactly where, when, who and how.
  3 Reply
Carlos Martinez
Member since 2023 · 2 posts · 0 votes
9mo
I am anticipating a large migration into Florida again similar how we see with Covid! With the uncertain of New York’s new Mayor increases taxes and Ron Desantis working on eliminating property taxes, I think Florida is a prime market in the near future!
0 Reply
Jonathan Holden
Member since 2025 · 9 posts · 1 vote
9mo
Hi!

I work with borrowers everyday specializing in semi customized loan programs, if you're looking hotter markets.

Indiana, Ohio, Missouri( Saint Louis), and Mississppi, are all lower cost of living states which in turn allow for a higher rate of return month to month. Feel free to reach out via message if you would like a more in-depth reasoning.
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Ryan Fox
Investor · NV and CA · Member since 2016 · 373 posts · 227 votes
9mo
@Nick Cikity- I've been able to build a 19-unit long-term rental portfolio in Kansas City while living in Reno, Nevada. I'm not going to lie, it was tough. I've dealt with a lot of incompetent property managers, tradespeople, and tenants. It's important to have a lot of reserves and patience.

It's also really important to buy in B or A class areas. So many investors get caught buying in the ghetto, not realizing how bad the neighborhood is. You can't change the neighborhood unless you buy the whole thing.

Start with simple projects, as @Marcus Auerbach mentioned above. Pay your agent extra to oversee the work of your contractor, even if you end up over-paying.
Also don't buy in the inner city, where a neighborhood may be more likely to change over time. Buy in the boring suburbs where everything is basically the same from block to block.
Good luck!

1 Reply
Zeke ListonBusiness Member
Real Estate Agent · Columbus, OH · Member since 2018 · 1k+ posts · 1k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?
Hi Nick, I invest in Columbus, OH, and I currently own over 60 doors. I work with many out-of-state investors. It’s one of the fastest-growing cities in the Midwest and is landlord-friendly, offering strong rent-to-price ratios, and has high appreciation potential. With companies like Intel, Meta, Google, and Amazon expanding, Columbus’s economy is making it a top market for investors.
[email protected]614-665-5793
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Arman AhmedPro Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2024 · 2k+ posts · 913 votes
9mo
@Nick Cikity
Nick, Ohio is still one of the best spots in the country for what you're targeting. Cleveland, Columbus, and Dayton all have sub 250k single family and small multis that cashflow well, especially in the B and C class pockets where investors are hitting 8 to 12 percent returns pretty consistently. Appreciation has picked up in the nicer neighborhoods too, so you get the balance you're looking for. I work with a lot of out of state BRRRR buyers and can share what areas are working right now, along with some off market undervalued deals if you want to see real numbers. Happy to help you dial in a game plan.

[email protected]614-418-6081
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Marc RiceBusiness Member
Real Estate Agent · Columbus Cleveland Dayton, OH · Member since 2018 · 2k+ posts · 1k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?
Hi Nick, I would advise looking in the Midwest markets for both cash flow and appreciation. As you mentioned, Ohio might be the perfect fit for you. Happy to help!
[email protected]614-363-2787
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Sam McCormackBusiness Member
Real Estate Agent · Cincinnati, OH/NKY · Member since 2021 · 1k+ posts · 833 votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?

Looking for both an "appreciating market" and that high of cash flow, be weary of the people/markets you'll look into. I can't recommend enough at this point to at least visit the city or invest in a city you know. So be careful

I'm not sure if others agree, but the only spots where high cash flow and "high appreciation" will occur are in high crime areas on the brink of gentrification. And I don't mean "oh the next block over is bad but this one is good!", I mean, be a pioneer! Buy the property on the bad block. There are also going to be rare cases where a really good property at a great price will be on the MLS, in that case, listen to your agent about where to offer. I can't talk enough about properties i've seen for clients and without fail they will want to offer 10% under list because they would "NEVER pay list price", lol. That's a quick way to drive a wedge between you and your agent, is not listening to the one you trust
[email protected]859-443-4952
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Patrick DruryBusiness Member
Real Estate Agent · Columbus, OH & Cleveland OH · Member since 2021 · 1k+ posts · 2k+ votes
9mo
@Nick Cikity
I would narrow down the search to a city in Ohio and a city in Tennessee and make a decision. Adding more states and cities to the equation is just delaying the inevitability of making a decision on a market
[email protected]614-412-4565
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Remington LymanBusiness Member
Real Estate Agent · Columbus, OH · Member since 2017 · 6k+ posts · 7k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?

Columbus, Ohio
[email protected]614-541-8475 Podcast Guest on Show My Job Laid Me Off, So I Replaced My Salary with Rentals
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Nekia Randall
Member since 2025 · 2 posts · 2 votes
9mo
Baltimore
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Tim Hartwig
Member since 2024 · 12 posts · 0 votes
9mo
Hi Nick,

One key point that's being overlooked is how Cash-on-Cash return behaves in an appreciating market. Cash-on-Cash has zero mathematical connection to appreciation. CoC is driven entirely by cash flow and cash invested.

Appreciating markets usually have lower cash flow and lower cap rates, while cash-flow markets have the opposite. So to hit a 9%+ CoC return, you must either:

a) increase annual cash flow, b) reduce your cash to close, or c) both.

Think about Columbus, OH (appreciation-driven) versus Cleveland, OH (cash-flow-driven).
Not to say you can't cash flow in an appreciating market but you will have to find the needle in the haystack to make that happen.
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Kerlous TadresBusiness Member
Realtor · Columbus, OH · Member since 2023 · 1k+ posts · 1k+ votes
9mo
Quote from @Nick Cikity:

Looking to start my long distance investing with the BRRRR method or simply buy and hold for single family or small multifamily (2-4) under 250k.
Wondering what cities are looking good out there for low median home price, higher cash on cash (9+%) and an appreciating market.
Been looking at tennesse and still hearing a lot about Ohio? Any others i should be looking at?

If you haven't heard about the great Columbus, Ohio. I would look into it. There is a lot of great BRRRR opportunities
[email protected]614-490-1163
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Carmen Harris
Member since 2020 · 8 posts · 2 votes
9mo
If you look outside of Tampa for single‑family or small multifamily under $250k, a couple of solid communities to consider are Brooksville, Zephyrhills, Plant City and Lakeland. Each area is on the outskirts of Tampa, so you avoid the higher entry costs of the city while still benefiting from the overall growth of the Tampa Bay market.

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