Let's develop a Criteria list for new buy & hold SFR investors

[Axel Meierhoefer]

I have decided to look for a new OOS Turnkey market to invest in and wonder if the list of criteria I have used in the past is complete. While contemplating that question I realized that many other people here on BP would love to have a list as complete as possible.

By adding your criteria to my list below, I hope to get as close as possible to a complete list that I plan to post as a blog article here on BP and then share in this discussion.

Here is what I have on my list:

1. What are the home values?
2. What is the household income?
3. What can I learn about the local economy?
4. How much are property values increasing/decreasing historically?
5. Is the economy growing (by how much annually)?
6. How likely is it to find tenants that have 3x  monthly income?
7. What is the unemployment rate and how did it develop over time?
8. What is the rent level in certain neighborhoods (using Rentometer.com)?
9. What is the quality of schools (elementary, middle, high) using  Greatschools.com ?
10. Will the properties meet the 1% rule
11. What's the local crime rate and how did it develop over time?
12. What is the economic plan of the area (city/county master plan)?
13. Should I find a local lender or is my nationwide lender better suitable?
14. What has been the appreciation of values in the last few years
15. On a map, annotate where are the A, B, C, D category areas (according to real estate agents)
16. What's the situation with titles in the area? Do you have to expect a lot of liens? Do I need title insurance?
17. Are the people I deal with familiar with 1031 exchanges (in case I want to do one)?
18. What software is the PM company using and how are their services scheduled each month?
19. What is the quality of renovation of properties?
20. Who does the renovations and do I have an impact on the scope of work?
21. What is the inventory/pipeline for regular deals? 
22. Does the seller offer new construction deals?
23. Will there be a "first year rent guarantee"?
24. Will there be a warranty on all renovations - how long?
25. Will the seller apply my extended warranty approach for everything that has electricity, gas or water running to/through it?
26. What's the reputation of the title company
27. How far away is shopping?
28. How far away is healthcare (doctors, hospitals, VA clinics, etc.)
29. How far away are schools (bus routes)?
30. What is the property tax structure and level?

[Julius Chinn]

31.  What year will i finally actually making a profit?

Definition:  the year my rental will have paid off the TK premium.  Near history i calculated year 4 ish.   Thats if the rental went smooth sailing.  

Just by your 1% rule.  Are you happy with at best C class property.   No decent property is meeting 1% rule today.

Today baseline for bread n butter rental  is in the 60s.   Maybe .65? .66? .67?  with a down ARROW approaching 50s?