Heir, preforeclosure, foreclosure, divorce, absentee, rundown, can't keep up with maintenance, overdue taxes and liens, the list is endless.Don't try to force an offer on them, get to know them and keep following up.

The one performing is retail strips Fund.Long term I anticipate that 2 of my three MF deals will still turn a decent return (not the heyday level returns, but still high single/low double average annual return).  

@Venecia BaezRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Without running any specific numbers yet, and ignoring my 200k loan repayments for now, if I my rent income minus property taxes, insurance etc and everything else related to the expenses of the property (again, ignore the 200k loan repayments) comes out to anything beyond 12000 annually in the first year I'll probably be relatively satisfied with that outcome. 

In my shoes, it would be hard to credit a client for a decision that could have saved you $10k+ in damages, especially when it wasn't something that went to our firm (like management fees or an in-house maintenance contractor).

Point being that property you acquire 1-2 years ago is likely to be subject to deferred maintenance and capex, so their "long term" performance in rankings 1), 3) might skew poorly in year 1-2 but may pickup  after you've found and fixed all the hidden issues.I know if i did this exercise across my portfolio, the recently acquired ones wouldn't be fairly "stacked" because of all the year 1-2 cost build up from what the seller deferred, but have good chances at being future performers in years 3-5.Maybe that's why you have 2) and 5) but curious your general thoughts here are for evaluating this. 

Make sure to also include in your calculation all the associated costs of those homes (maintenance, cap-x, management, vacancy, etc) then include the selling cost of the home since the appreciation isn't unlocked until you sell the home.

I don't have much patience or sympathy towards the annual flood of "Terrific End-of-Year Tips to Cut Your Taxes" webinars, podcasts, articles and whatnot. 

"In a 2016 paper, Mark Zandi, chief economist at Moody’s Analytics, estimated that full privatization of Fannie and Freddie would cost the typical American taking out a new mortgage $1,200 annually.

., through streamlined property management, lower maintenance costs, and improved operational systems), we’ll have the flexibility to adjust rents strategically in a way that supports affordability for specific tenant groups, like workforce housing.Generating Income Beyond Rent:The portfolio’s income isn’t solely reliant on rents.