Thank you Rehab will cost you roughly $50/sqft and the cost does not change whether your property is 50k or 250k, but on a 50k property, the rehab portion will be a huge % of the ARV, making it almost impossible to achieve enough upside.I've been doing BRRRR's for over a decade and found the sweet spot at about 200k ARV, which typically means you have to buy at 100k to make the numbers work.

For example, I do not want to spend time analyzing deals that are in areas where once I rehab a property, the rent is too high for the possible tenants interested in living in that area, so I am trying to find that sweet spot of deciphering an up and coming neighborhood from "not the best". 

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

Wine opener, measuring cups/spoons, scissors.For Operational Tips1.

Working with investors there is certain cities and pockets I am in more often since that's where most investors look or the sweet spot. 

But I could be wrong.You are in the sweet spot at the price point you mentioned and Jeremy has touched on many of the areas that I would recommend as well.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 4-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

PHOTOS THAT SELLUse natural light.Shoot at golden hour.Add human elements: a towel rolled on the bed, a glass of wine on the terrace, a hat on the hammock.Invest in a pro—even if it’s just for the first set.Rule of thumb: Your listing should look like a boutique hotel ad, not your aunt’s spare room.2.

What is the sweet spot for home sizes?