Same two points, but the clock turns it into a one-shot, no-takebacks moment. It is the closest team sports get to a penalty shootout โ pure pressure with zero margin.
The 1% rule is a fast first screen: monthly rent should be at least 1% of the all-in purchase price, so a $200k duplex needs to pull about $2,000/month to clear it. You won't hit that in most coastal metros anymore, but the cash-flow Midwest and Southeast still deliver. Kansas City, Columbus, Cleveland, Indianapolis, Dayton and Detroit routinely pencil out โ Detroit is posting one of the highest cap rates in the country right now. Memphis and Birmingham work in the South, and Buffalo is a quiet Northeast value play with a ~$225k median and yields north of 8%. Treat the 1% as a filter, not a promise: verify real rents and real expenses before you fall in love with a spreadsheet.
not bad not amazing