It is just that I don’t like turnover, and I enjoy happy tenants.So, this is what I do.One of my rentals is in a small nearby city, and I have owned it for years.

Sometimes for instance if a former coffee shop is replaced by another the TI could only be 10 to 15 bucks a foot.

Anyone in the Great Falls Montana area or nearby interested in setting up a REI meet?

LeeHi Lee,For some investors (with a buy and hold mentality) the cycle issue is handled by increasing the down payment (decreasing the loan amount) to (hope to) be able to ride out the cycle's possible rent drops and vacancy increases and still hold onto the property.Very strategically chosen assets, bought by someone who can handle possible negative cash flow or possible needed large cash injections until the cycle perks up limits (some of) the risk of this type of purchase.Probably easier fruit to pick.Both a fruit and coffee reference were worked into this, because if you mishandle it, or miscalculate it that's all you might be living on; green apples and coffee.Good Luck!

Hit me up with a direct message and I'd be down to meet for a coffee or lunch when we have more of the project mapped out!

Then when I get there, I love when they leave a 3 ring binder with nearby restaurants, a note that I clearly know is for everyone, and a journal book that is there for clients to leave their thank you note and what they experienced. 

I have seen deals on this site at exactly that price point, but most people working at those low-value homes are experts in the local market and usually live nearby. 

Would love to find people around my area Denver, CO that would love to get some coffee or lunch and talk about real estate and more.

Get yourself a mentor who is doing what you want to do and take them for coffee and pick their brain; most people will help people that want to learn.

I don't know but don't let one metric stop you from making a fortune.In closing, I highly recommend you contact @Jordan Moorhead and buy him a coffee.