@Jason Bilbrey To clarify, loan terms are a 3 year arm at 4% (25 year amort) with max increase/decrease of 1% per year at 3 year mark...

I've managed my personal assets for quite some time, investing in stocks and bonds mostly, with the occasional foray into other asset classes like gold.As an investor, any investment I make needs to compete with my other options, i.e. my return on investment must be better than what I'd get with other investments.When I calculate ROI on a buy-and-hold rental property, I'm not convinced it's an asset class worth investing in, especially considering all the time and stress involved, not to mention the liability risk of being a landlord.

The study, conducted by OnePoll and the National Association of Realtors, determined 81% of respondents had experienced unexpected financial stress due to the virus-induced recession.

On top of that, you will want to account for higher returns on a D-class investment to account for the additional time, stress and energy, and the fundamental additional risk associated with it. 

Decreasing crime indexLike I said there are a bunch of other criteria you can and should look at depending on your strategy.

I think out of state investing can be just fine for your first deal, its much harder of course, and much more stressful. 

Obviously, I wouldn't want someone smoking meth in the backyard, but I'm not going to stress about smoking marijuana in the backyard. 

Aren't these conditions putting a lot more stress on the properties affecting Capex, mon.

I often deal with newbies so they tend to make these mistakes:1- underestimate the time rehab will take, often due to weather delays or delays with local officials securing permits or delays with local building inspectors coming to inspect rough-ins thus delaying installing drywall and finishes2- Over improving the properties by building them out as if it were to be their personal dream home, which means they go over budget and eat into any profits from selling plus cause more delays with changes3- Over price the flip so it sits on the market too long and their carrying costs sky rocket which eats into any final profit4- under estimate monthly carrying costs like water service charges and garbage collection charges- these will still be there even though water may not yet be turned on and the cost of electricity the contractor needs and will use monthly5- get in trouble with the local building or planning dept. due to over building on a lot or tearing down so much of a house as to then have it viewed as a new build that doesn't meet todays lot line set back requirements and then have a stop work order issued for months while they argue that its not a new build which only increases carrying costs and decreases future flip profit or really causing the profit to become a lossThe ones I see most successful are the first timers who buy a 3 or 4 unit to rehab and reside there for 12 months and do it on an FHA 203k loan to be honest.

The more cash flow I see possible monthly reduces my stress levels. thanks for your reply!