Most of the other high cap rate markets have stagnant or declining populations and jobs. markets like Dallas have booming poulations and job growth but week cap rates, It's a matter of finding that sweet spot,

the sweet spot in okc for rents is between around 700 and 1000 anything below or above that come with their own "special" issues based on my experience.

I've made plenty of bad buys earlier in my career, but if you can hang on to them long enough they will eventually be worth something most of the time, like that condo.There is a sweet spot for lipstick flips into AirBnb rentals in areas where AirBnb is advantageous or seasonal.

. - sweet, that's good to know!

It will take a while to find the sweet spot.  

Looks like you found a sweet spot in Kansas.

That all makes sense and sounds sweet.

My best friend bought and lives in one - lives for free using a nearly no down loan HUD184 - and makes a couple hundred in cash flow while living in a brand new detached home with garage... if anyone thinks that isn't a sweet opportunity... they're not on the road system in Alaska at least...

@Robert Collins not all areas with an abundance of section 8 candidates to choose from are warzones, and although they are both "affordable housing", there is a big difference between a D neighborhood and a C+ neighborhood.I find that for the out of state investor, the C+ area is the sweet spot between cash flow and manageability.

And yes the taxes can kill some of the 2%    rent/price ratios that look really sweet.