Quote from @Greg Scott: Toledo has been losing population steadily since 1970, so it will be much harder to find a "good" area to invest. 

Euclid has its good and bad pockets, but overall it's prices have risen 16% in the last 12 months so cash flow and appreciation are working in that neighborhood.

Not even factoring in appreciation which increases slowly but steadily in our area.

My neighbor who manages accounts for Home Depot has recently told me that the costs of certain materials has risen drastically - given all of the natural disasters that have happened in the area and across the states. 

All 20 cities are still positive gain for year over year ending September 2018.The market supply is the amount of homes/SFR for sale, which has been steadily increasing to about 3 month supply, but that still does not translate into a buyers market, as 6 months as normal.

If it’s a place where I do repeat vacations, like the Outer Banks, any issue that has ever risen, the good people at our “boots on the ground” real estate firm handle the issue promptly.

I notice lots of out of state investors assume that all workers must commute to Orlando so they are opposed to buy something 45 minutes from downtown, but as prices have risen, many businesses have moved out of Orlando to newer commercial development years ago. 

Prices are still lower than average, and the rents keep rising steadily.

California market is risen and not alot of margin for profit.

But the years have passed, the complaints have come steadily, the absolutely heartbreaking stories have multiplied,  the predictions you made years ago have all come true.Jim, I think your documentary is going to end up as a must-watch specialist training video on turnkey real estate investing, something everyone interested in putting money into these kinds of assets is going to be pointed toward as a cautionary warning.