High volume doesn't equal high returns here.Livonia — something unusual is happening* $179,000, +$198/mo, 5.8% CoC* Livonia is a B/B+ suburb where I normally see breakeven or slight negative.

In WA state they only do actual valuation and physical evaluation once every 3 to 5 yrs with statistical increase based on  matket during the interim. 

At a new sale price of $246k i am seeing taxes @ $6888(assuming 2.8) Negative instant equity, no real value add opportunity, no or negative cash flow, i see it as a buy and hope opportunity simply for a 3.8% rate.

I hired another one, but they have in the contract that if I leave a negative review for them, they'll charge me $300 per day until I take down the review.

Not trying to be a Negative Nancy :) I think I'm more blue collar and too much of the forums come across as white collar professionals. 

If a home undergoes a major renovation that significantly alters its value, that sale pair may be statistically adjusted or removed from the sample. 

Now with higher property tax, it’s negative cash flow of $1000/month.

Putting 25% down on this investment property would come out to negative cash flow, as total debt payment + operating expenses put it in the ballpark of $5500/mo.

But if you're choosing between being negative every month or getting no appreciation, something's wrong with the investment itself.Where is this 30-unit located?

hello I have been learning a lot about the BRRRR strategy and Its seems like a great way to grow a wealth during the years as my goal is to maximize my capital in a decade from nowa main way if not the biggest to create the highest grow of my money is to have a good appreciation but as I was investigating where is the best market to invest i went to the macro appreciation for the last 3 years and even last year,(the last 10 years been amazing but a lot of bad changes went I the last years for the BRRRR investors such as end of corona, mortgage rate, insurance is some areas, many great years which create a fix now) and the numbers for median property unit were awful between negative to barely increasing (Zillow) so I stopped for a second to think, is the BRRR strategy is still a great way to start investing in 2026, I know there is renovation and force appreciation in the rehab and some places even good cash flow can create  good return on your money but still for looking to create the biggest wealth you need appreciation as a main key (correct me if I'm wrong) so would really appreciate some opinions and thoughts