Hi @Annette Barnett, I’m familiar with many markets, on top of being a realtor, I run an investing group and we buy all over the map.A few bigger cities that consistently hit that cash-flow + appreciation sweet spot are Indy, Columbus, Memphis, Detroit, and parts of Jacksonville.

Quote from @Austin Plough: Hello @Trevor Neale,That is a sweet rate you have!

The key is finding that sweet spot where you can add visible value without sinking months of work into it.

What would be the ideal or sweet spot to start?

For us, managing vetted pros through a central system has been the sweet spot for efficiency and accountability.

Right now, I’m preparing to get my Michigan real estate license and in the process of starting my own company, Home Sweet Homes Realty. 

If you can reach the manager, they will be in contact with the local contact or may be the contact themselves.So in the end, while we sold some to the big guys, we actually found our sweet spot with the smaller to midsized funds.  

I consider Vancouver area the 'sweet spot' as you can benefit from no Income Tax from Washington side, as well as no Sales Tax from the Oregon side.

Refinancing will be tough unless the property can appraise for $75k or more, which is the sweet spot for a few lenders. 

The sweet spot usually lies in a 65-70 LTV loan, but it is purely dependent on the type of property, size of the loan, the monthly rent, and interest rate.