Horror Stories from those that did NOT Understand What they were Buying:https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-painhttps://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-losshttps://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costshttps://www.biggerpockets.com/forums/963/topics/1195280-experience-of-oos-investing-in-cleveland-after-15-years

Horror Stories from those that did NOT Understand What they were Buying:https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-painhttps://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-losshttps://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costshttps://www.biggerpockets.com/forums/963/topics/1195280-experience-of-oos-investing-in-cleveland-after-15-years

I wanted to let all those that are interested in commercial real estate investing that I have started a new group devoted to this topic. 

Horror Stories from those that did NOT Understand What they were Buying:https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-painhttps://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-losshttps://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costshttps://www.biggerpockets.com/forums/963/topics/1195280-experience-of-oos-investing-in-cleveland-after-15-years

but i have watched hundreds of videos on this topic and i feel like we will not learn until we actually start!

Horror Stories from those that did NOT Understand What they were Buying:https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-painhttps://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-losshttps://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costshttps://www.biggerpockets.com/forums/963/topics/1195280-experience-of-oos-investing-in-cleveland-after-15-years

The most critical tip is to start by determining whether (and also when) cost segregation can help you in your particular situation:https://www.biggerpockets.com/forums/51/topics/1075919-five-... 

it's just active.the market is very challenging right now, with prices and interest rates high, and a shortage of inventory. what happens when investors tend to chase "quick" cash flow OOS is this:https://www.biggerpockets.com/forums/48/topics/1242392-rough...https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/432/topics/1231840-sell...https://www.biggerpockets.com/forums/311/topics/840134-memph...https://www.biggerpockets.com/forums/963/topics/1195280-expe...Failed BRR in Memphis TNA Cautionary Tale About a Property Manager in Cinncinattii highlight these for you not to be discouraging but to be realistic. 

I am happy to expand on topics of rates, cities, etc.  

Check out this chart: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyMake sure you understand the Class of properties you are looking at and the corresponding results to expect.Horror Stories from those that did NOT Understand What they were Buying:https://www.biggerpockets.com/forums/48/topics/1137397-baltimore-a-path-to-never-ending-painhttps://www.biggerpockets.com/forums/432/topics/1231840-sell-at-a-loss-or-rent-at-a-losshttps://www.biggerpockets.com/forums/311/topics/840134-memphis-turnkey-tenant-turnover-costshttps://www.biggerpockets.com/forums/963/topics/1195280-experience-of-oos-investing-in-cleveland-after-15-years