I find that the sweet spot is pricing a DSCR on a 5/6 ARM with a 3 year PPP.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

I’ve found the sweet spot is using AI to generate and test ideas faster, then still stepping in as the human filter.For deal analysis, AI is powerful at surfacing patterns across counties or asset classes that would take a human hours (or days).

I found 2021 was the sweet spot because the interest rates were still low but equity wasn’t too high.if you are just going to watch assumelist or other website you need to be patient because inventory is low for low interest rate houses (no one wants to bail on there 3% mortgage to take on a 6% mortgage).

If you only had 30 minutes a week to manage your rentals…What’s the first thing you’d automate?
I’ve been building Kove and realizing most of my early landlord headaches came from overcomplicating everything—dashboar...

🎉 Big upgrade from checks-under-the-doormat 😂 There are a few good all-in-one platforms that handle online rent payments, leases/docs, and maintenance requests: Avail (super beginner-friendly, good for smaller portfolios)Buildium (more robust, but pricier, usually better if you plan to scale)TenantCloud (solid free tier, covers payments + maintenance tickets)AppFolio (very powerful, but typically better once you’ve got 50+ units)  For a first 4-plex, I’d say Avail or TenantCloud is probably the sweet spot.

Michigan, especially mid to north could be sweet, too. 

Property Characteristics:Bedrooms/Bathrooms (3/2 is often the sweet spot for single families).Square footage (avoid the oddball tiny or huge homes that don’t rent easily).Lot size (tenants like a yard, but oversized lots can add maintenance headaches).Parking/garage availability.3.

Pretty sweet arrangement! 

For buy & hold cash flow, a few general tips:Look for landlord-friendly states with strong rental demand (college towns, military bases, or growing job markets).Vintage matters — properties built after the 1980s tend to have fewer headaches, especially for remote investors.Brick construction or slab foundations can cut down on long-term maintenance costs.Neighborhood quality: B or B+ class areas often hit that sweet spot between tenant quality and price-to-rent ratio.Also, connect with local property managers early — they can be gold when vetting neighborhoods and tenant profiles.