.: $1,266.43/mo (adds ~$320 T+I)Cash to close (incl. points/escrows): ~$39.5kWhy I’m looking at itDuplex in a rent-rising area; path to market rents looks plausible.Bring both units to marketExit flexibility: holds as C-class cash flow, or refi if rates ease.Rents (current vs. market)In-place: Unit 1 $1,100, Unit 2 $1,050 - $2,150/mo totalMarket used in pro forma: $1,200/unit - $2,400/mo totalRentometer trend (2BR/1BA, 1-mile): Avg ~$1,017 - $1,180 over 48-6 mo; median $1,000 - $1,395 (small recent sample).My near-term view: Avg $1,200–$1,250, median $1,400–$1,450 (if demand holds).How it pencils (high level)At current rents ($2,150):NOI: ≈ $15,006/yr | DSCR: ~1.32 | Cap: ~9.7%Cash flow: ≈ $89/mo - very thin cushion.At market ($2,400):CF and DSCR improveLender view:Uses $2,050 rent and $320 T+I - DSCR 1.62 on their calc.Payment line: P&I $946.43; PITIA ~$1,266.43.Fees: 2.5% origination + UW/doc + title + escrows push cash-to-close to ~$39.5kWhat could go wrong (quick flags)Execution risk: Thin cash flow at in-place rents; delays to $1,200/unit hurt.Sample size: Recent rent comps are sparse - higher volatility.Leverage & prepay: 5-yr prepay + 8.42% rate = limited exit flexibility near-term.Ops assumptions: Vacancy ~7%, PM ~9–10% - small misses swing DSCR.

If you're open to exploring out-of-state options like Memphis, where the numbers tend to work a lot better for long-term rentals, I’d be happy to help you walk through a sample deal and team structure.

You’ll get better deal flow and local insights than from Zillow alone.Let me know if you want help analyzing a specific property or sample numbers-happy to walk you through one.

I have found it nearly impossible to get an accurate number for my RE holdings with all the variables and unless one has a large RE portfolio the small sample size seems similar to stock picking when attempting to view trends as compared to the TSM index or S&P index funds.

For a $5K/mo cash flow goal in 5 years, that’s likely:8–10 solid cash-flowing rentals (or fewer if you go into small multis)Conservative cash flow target: $300–600 per door/monthFocus on landlord-friendly states, lower entry costs, and steady rental demandMarkets Worth Considering (beyond Florida):Since you’re open to out-of-state, here are some proven, cash-flowing markets to help narrow the list:-Akron & Canton, OHExtremely affordable buy-in ($80–130K SFH or duplex)Strong rental demandGreat for high cash-on-cash returnsLandlord-friendly (especially compared to most Northeast & West Coast states)-San Antonio / Dallas-Fort Worth / Houston, TXSolid economy & job growthLarge pool of rentersFavorable landlord lawsProperties are more expensive than OH, but still doable with your budget-Ocala, FLLower cost than Tampa/OrlandoSteady population growthExcellent for long-term buy-and-hold-Memphis, TNOne of the best cash-flow markets historicallyProperty management infrastructure is strongLower appreciation, but very cash-flow richHow Others Narrow Down Markets (and How You Can Too)--Here’s a simplified process:Pick 3 markets that meet your criteria (e.g. landlord-friendly, $100–250K homes, etc)Run the numbers on 5–10 sample deals per marketAssess deal flow, cap rates, and comfort with the areaCommit to ONE market to take action in the next 30 daysOptional Acceleration Strategy:To hit $5K/month in 5 years--Plan to acquire 1–2 properties per yearLeverage 1031 exchanges later to upgrade into larger assetsRecycle capital through cash-out refinances or partnershipsUse turnkey operators or boots-on-ground teams if you’re out of stateYou don’t need to find the perfect market - just a good market with solid numbers and a reliable team.

Local REI meetups (search Meetup.com or Facebook)Virtual masterminds – many are free and have investors from all over the countryBe specific when you reach out:Instead of just “I want to get started,” try:“I’m looking to buy my first out-of-state rental in the $100–150K range and need help choosing a market and vetting property managers.”The more focused your ask, the easier it is for experienced investors to plug in and help.Also - I’m happy to help.I work with new investors all the time and can share sample deals, walk through strategy, or help you avoid common traps - whether you’re thinking turnkey, BRRRR, or just trying to pick your first market.Just say the word, and I’ll point you in the right direction.

A lot of my clients are full-time professionals just like you who want a reliable, hands-off experience with the right local support in place.If you're still narrowing down which market best aligns with your goals, I’d be happy to share some insights and sample deals from Memphis to help you compare.

Happy to provide a side-by-side showing what 30-year terms and rate structures would look like.Would you like me to send you a quick sample term sheet based on one of your current properties?

You're off to a solid start — love that you're learning and networking early on.As you prep, spend time running the numbers on sample deals, checking comps, and figuring out your rehab/emergency budget.

I work closely with out-of-state investors here and can tell you firsthand: having reliable boots on the ground (PMs, contractors, agents) makes all the difference when investing remotely.Wherever you decide to start, I’d suggest connecting with local investor-friendly agents, walking a few sample deals, and dialing in your criteria.