although the other side of the coin is your money is spread over many different loans.One investor one property has been the back bone of my business model in the notes and HML that I have done the last 20 years.Prior to that when I had a large HML company in Oakland CA all of our loans were fractionalized Deeds of trust.. the loans even in the mid 80's when I was going strong were already at 350 to 500k per and it was very difficult to find one investor that had that much money or wanted to put that much into one deal.But yes your point is quite valid.

Julian  its the market establishing risk / reward.. and supply / demandin many parts of the rust belt or mid west there are simply more homes than Butts to put in them.you could bull doze 40,000 sfr's in Detroit proper right now and not create a housing shortage.its the age old adage location location location.

I believe if Caterpillar continues shutting down facilities and laying off workers it will affect the higher end of the market but I don't think the mid to low end of the market will take a huge hit.

Account Closed  no it was gone but it was a credit for the purchase price and a total schocker the judge gave me 100% of my legal fee's  of course you have to pay them up front.this property sold for mid 6 figures...

Applicants are often living with friends or family, so are often able to move in mid-month, as soon as the unit is ready.

I would suggest you set some goals: short term, mid, and long term goals. that will give you a gauge on what direction you will be heading in this industry.

The ballpark price range is probably up to the mid $600's.  

Also agree that capital improvements need to be considered.This may or may not be of interest:https://www.biggerpockets.com/blogs/4445/52266-mid...

I quit my job in order to complete my BRRRR project which will be done mid january.

and his comment was the these reits and syndicators building new buildings like mad are in jeopardy... building costs have risen to 400 a foot for these buildings so a 1,000 sq ft 2bd 2 ba is running 400k out the door New mid rise construction... rents are 2.50 a foot  and tons coming on the market... he predicts a flood and lower of rent.. and with Syndicators and reits they are highly leveraged to the point they will see no returns and or He said he knows of the first one that is defaulting already on its mortgage.. cant get occupancy up and quick enough..