I recently worked with a California homeowner who completed a 1031 exchange into two long-term rental properties in the Grand Rapids, MI area.The goal was to reposition equity from a higher-cost market into Midwest rentals with more stable cash flow, while coordinating both acquisitions and financing remotely.We focused on rent-ready properties rather than heavy rehabs, and structured the purchases together to keep timelines aligned and reduce execution risk.Curious what others are seeing right now in Grand Rapids in terms of pricing, rent-to-value ratios, or investor demand compared to prior years.

That’s a mistake.Some of the strongest long-term investment opportunities exist in surrounding Lackawanna County municipalities, including (but not limited to):📍 High-Performing Submarkets to WatchDunmore – strong rents, stable demand, lower volatilityDickson City – excellent tenant pool, solid resale strengthJessup – lower expenses, improving housing stockOlyphant – strong rent-to-price ratios, long-term upsideBlakely / Archbald – less government friction, durable tenancyThese areas often offer:lower operating expensesless regulatory involvementcomparable rentslonger-term tenant stabilityFor portfolio investors, they are often the real goldmine.Why Strategy Matters More Than EverIn today’s Scranton market, success comes down to:precise acquisition pricingunderstanding micro-marketsrenovation strategy aligned with appraisal realitypricing for exposure or value — intentionallyThe days of guessing are gone.At the End of the Day:I don’t believe in cookie-cutter investment advice.Every investor is different.Every deal is different.Every risk tolerance is different.Sometimes the right move is:pricing aggressively for exposuremoving fastcapturing clean, predictable returnsOther times, the strategy is:identifying the next income tieroutlining exactly where renovations create outsized returnsproviding a step-by-step roadmap to break into a higher valuation bandAnd sometimes, speed is the catalyst — and we price and bid accordingly.

On larger multifamily (200+ units), commission structures usually aim to balance motivation with retention and expense control.For new leases, common ranges are:Flat fee per move-in (often $100–$300 per lease depending on rent tier and market)Or a percentage of first month’s rent (often 25–50%)Some properties tier it — higher bonuses during slow season or for hard-to-lease floor plansFor renewals, it’s typically lower since there’s no marketing cost:$50–$150 flat per renewal is commonSome operators pay a small % of rent increase insteadOthers tie renewal bonuses to overall property retention targets rather than per-unit payoutsAs for splits, many properties:Pay new lease commissions primarily to leasing staffPay smaller renewal bonuses split between leasing + on-site managerIn some cases, include maintenance in a quarterly occupancy or retention bonus pool instead of per-lease commissionsA growing trend is shifting from per-lease payouts to occupancy and retention performance bonuses, which reduces churn incentives and aligns the team with long-term stability rather than just volume.The bigger question isn’t just what you’re paying — it’s whether the structure rewards behavior you actually want: strong screening, high retention, and controlled turnover.

That perspective resonates that alignment, service, and people are what sustain good investing long-term.

This would allow you to grow your RE portfolio by taking advantage of the deferred tax.As others mentioned, there are various factors that might influence your decision, and either could be a viable option, but you also want to consider what aligns with your future goals as a RE investor and financial position.

Based on the properties they are currently renting, you can define the four components of a property profile.Location - The locations where significant percentages of the target segment are renting today.Property type - What type(s) of properties are they renting today?

Cost seg is looking at the structural components of the property that come with purchase, not at the items you buy after you acquire the property.

Hey @Ross Kane, I believe real estate is very relationship oriented - it could be your neighbor had a real estate agent they trusted, that agent may have known an investor who has been looking for a while and stars aligned for the deal.

Many investors start local for familiarity, then realize their goals are better served by markets where the fundamentals align more cleanly with their strategy and where professional property management can handle day-to-day ops as they scale.If it’s helpful for context, I’m a real estate agent based in Memphis, TN, and I work primarily with out-of-state investors who take a similar long-term, fundamentals-first approach.

I’m also interested in learning more about any local networking groups, masterminds, coaching programs, or investor communities that are strong in Columbus.Since my background is Cleveland, I’m approaching Columbus with a serious, long term mindset and want to make sure I’m aligned with the right teams and market intelligence before scaling there.If you are actively investing in Columbus multifamily or know someone who is, feel free to comment here or message me.