Even with all that growth, you can still find small multis or single families in the $120–180K range that hit the 1% rule and cash flow while also having solid appreciation potential.

Curious — are you looking more at mid-size (10–40 unit) properties, or larger apartments in the 50+ range?

That combo sets you up really well.Something that helped me early on was creating a clear “buy box” (location, property type, price range, returns you need).

Do you have a range you'd expect? 

Welcome, Paige  great to have a Florida-based realtor focused on investor deals here.Palm Beach County has a wide range of opportunities, and your boots-on-the-ground perspective is key for both out-of-state and local investors navigating that market.

Hi BP community,I’m new to real estate investing and currently exploring out-of-state opportunities in the $80K–$125K range, with a focus on BRRRR and small multi-family properties.I’ve been doing my research, but I know there’s only so much I can learn from books and podcasts — the real lessons come from actually doing deals.

Then start looking at site plans so you can look at rental ranges.

Over the years, I’ve been fortunate to build a portfolio of 250+ residential units across several markets, ranging from single-family homes to small multifamily properties.

This income range can only rent single-family homes priced between $350,000 and $475,000 today.

I moved here from Portland in 2020 to invest and now own 10+ rentals, and what makes it so strong is the combination of affordability and growth—you can still find 3 bed 2 bath homes in that $120–180K range that hit the 1% rule, cash flow well, and are backed by huge long-term fundamentals with population growth, job growth, and major companies like Intel, Amazon, Google, Honda, and Microsoft moving in.