Certain areas in Milwaukee follow the same dynamic, so I am very familiar (and there is a reason why we only invest above median). 

Indianapolis is definitely a solid rental market and a popular choice for many out-of-state investors, especially with your budget and long-term goals.That said, since you're paying cash and looking to maximize return while minimizing risk, it may be worth keeping an open mind to a few other comparable markets that offer strong cash flow, affordable pricing, and investor-friendly dynamics, namely:Memphis, TN – A high-demand rental market with solid rent-to-price ratios, low property taxes, and no state income tax.

Wholesaling: The Real Pros and ConsFix and Flip: ProsLarger profit per deal (in theory)Visual satisfaction (before & after transformations are fun)Easier to explain ("I flip houses" is a cool elevator pitch)Builds a public reputation (if you do it consistently and well)Fix and Flip: ConsCash-heavy and risky (need capital for down payments, rehab, permits)Slow cash cycle (90–180+ days to get paid)Unscalable without a large teamMarket fluctuations can crush your profits (remember 2022?)

I've been doing this for a long time and have never seen such a huge change of market so it has me wondering what is going on dynamically.

It’s fascinating to see how regional dynamics are shifting so quickly.

Home inspections are limited, they are just basic visual inspections and don’t guarantee that every last defect will be uncovered, and the inspector is only liable up to the cost of the inspection.

No soul.And then we wonder why it doesn’t book.The brutal truth:In 2025, the game isn’t about having a property.It’s about selling an experience—visually, emotionally, and strategically.People don’t buy beds.They buy sunsets.They buy vibes.They buy the feeling of waking up barefoot, opening the window, and seeing nothing but jungle or ocean. 

First Step After Picking a MarketInstead of just running numbers on MLS listings, learn the market dynamics first.

You’d get a unified inbox, dynamic calendar, and an owner portal to manage everything yourself—without the overhead of a full software license or full-service manager. 

To my fellow realtors - when you're showing a home that needs renovations or even on a listing appointment how do you usually handle those conversations about accurate cost and/or visualizations?