You have to be ultra careful because with this length of time holding the property a lot of things can go wrong and the market can change temporarily for the worst due to weather, holidays spike in interest rates, sudden oversupply etc...

- I personally have gotten more of that pitched to me in the last few months than ever in the past (has anyone reading this noticed a spike in the junk mail and cold calls?).

The spike in property value traces to a real estate entity of supreme might and influence in these parts(Harvard University).if someone is willing to clear the foreclosure and do a JV on the upside that would be a good out come just have attorney put together a nice JV agreement and record it post sale.

Even areas I likely won't work in anytime soon (large commercial developments, for example) still spike my interest. 

But the multiple deliveries of new MF in the area caused a temporary spike to 10.3% that was then suppressed back down to 8% by what I would assume was the direct cause of the floods.

I have done a few BRRR here in Ontario, but am finding with the price spike (see Lee's post about Peterborough sale prices) I am starting to get priced out.May take a look further at Moncton then as well. thanks!

About 3 times a month I see spikes of 1800 MCF.

You can also go a step further with a commercial umbrella policy if your net worth calls for it.I tend to be more worried that rates will spike, sending cap rates much higher and valuations much lower. 

I bring it up because you will absolutely see a spike in insurance cost after that regardless if the event is serious, That will increase the occupancy rate you need up much higher than the 50% you need now.

In the past, the FMR has usually been lower than local rents, but with the spike in residents and the popularity of Nashville, sales, rents and property values have skyrocketed, as I am sure you are aware.