Home prices have gone up 6% in the last year or so. 

if nothing has been updated on the property in the last 10-15 years then it likely needs a full rehab.

Hey TJ,I have been executing the brrr strategy to reposition 1-4 unit properties in and around Pensacola for myself the last 2-3 years.  

I've not known DC or anywhere around it to cash flow in the last few years.

I bought my upstairs, downstairs duplex last year. 

Look at actual income and expenses for the last year on a monthly basis. 

They are long term tenants of 8 years, and their rent hasn't been increased in the last 6 of those.

Pleasant area last year.

I decided last year to embark on a different strategy than my normal buy and hold investment strategy given that the market for buy and holds in California has become a lot more difficult where we have seen CAP rates move to less than 4 in some areas (San Francisco, Bay area) and only 6-7 in sub markets such as Sacramento and Stockton.The math has been pretty straight forward.

I’ve seen a half dozen houses come online within the last couple weeks in the low $200s that would be excellent rentals.I as well as several other BP members who invest in Boise/Meridian are very bullish on that area.