SE Michigan Best Cashflow Roseville, Warren, Hazel Park, Inkster?

[Cindy Mastin]

Outside of the city of Detroit, where are you currently finding the best cash flow ops?

I've heard the turnover rate of tenants in the city are pretty high....greatly reducing cash flow. Correct me if this has not been your experience. TIA!

[Drew Sygit]

@Cindy Mastin: turnover in Detroit is a bit higher than in the suburbs, but for different reasons. While many tenants turn in the suburbs, they usually leave on good terms.

If a Detroit tenant isn't getting evicted for nonpayment, then they are typically breaking the lease for a multitude of excuses, leaving the property trashed and often the furnace & HWH mysteriously disappear around the same time - although they always claim they were there when they left.

Best cashflow outside Detroit? In general, the higher the demographic of tenants you can get, the better your cashflow. They pay on time and often stay longer. Think Birmingham tenants. Unfortunately, your cash-on-cash return in Birmingham will be terrible. 

Overall:

1a) Oakland County (except Pontiac)

1b) Macomb County: Macomb Twp, Shelby Twp, etc.

1c) Wayne County: white collar (G Pointes, Canton, Northville, etc.)

2a) Macomb County: blue collar (N of I-696 higher demographic than S)

2b) Wayne County blue collar (Harper Woods, Redford, Dearborn, Livonia, etc)

3) Detroit, Pontiac, downriver (River Rouge, Ecorse & others have no better tenants than Detroit)