@Ben CaponeHey Ben, since you’re already experienced in rentals, the Midwest can be a great place to buy undervalued properties with solid cash flow and upside, you can focus on B and C grade neighborhoods that often offer strong returns, plus there are off-market deals you won’t see online, the key is building a local team and contractor network to make managing and rehabbing much easier, it’s a lower-cost market with opportunity to flip or hold for steady long-term growth

For this price band, most of our builds land in the $135–$155 per sq ft range depending on finishes.

B and C areas could be between 4-7% and the most desirable areas in and around NYC will likely be below a 4% cap rate.Cap rates are based on NOI and typically don't include debt service so down payment and loan type won't affect calculations.All the best!

For rentals or flips, they’re usually a band-aid that starts peeling, chipping, or yellowing within a year, especially around grout lines.

Start by writing your buy box (property type, price band, rent range, condition), practice the BRRRR math on 10 real listings, then talk to three investor‑friendly lenders and two private lenders to learn terms and build credibility; your edge is speed, clarity, and follow‑through.

@Mary Jay, To defer all of the tax, you must purchase at least as much as your net sale (sales price minus closing costs and commissions) and use all of the proceeds (Any equity received) in your 1031 exchange, as @Bill B. and others had mentioned.

When a market calms, value-add deals and under-market buys begin showing up again—especially for properties that need work or that aren’t positioned well by inexperienced agents.Sellers Need a Reality Check (and Many Are Getting One Later Than They Should)You’re starting to see the classic signs that sellers overshoot:Price reductions after 2–3 weeksOffers coming in at ask or belowCredits returning as a negotiation toolHomes needing minor repairs getting ignored by pickier buyersThis is especially true in some West Knoxville price bands, where sellers are used to getting whatever they ask for.

Agree with the others- sounds like it's time to rip the band aid off unfortunately.

area will really depend what you call "A" and what you call "B". 

Class C would be more case by case and class B and A should be able to recover those equity losses.3.