Ideally- would love to be in C+ or better, cash flow is not a priority but also don’t want to be negative.  

And to go for appreciation if you're going to look out of state, meaning don't buy cheap Class C properties OOS for the "cash flow on paper".

I have some brokers telling me that it's still a rent PSF calculation, but I'm just not seeing how that's an accurate way to price it b/c of the effect a drive thru has on the ability has to drive traffic.

Chances are they're not turning a C/D complex to A at A rents, but I've seen that pitch. 

Here is my rating & classification for each livability score.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

And the moment someone discovers toxic chemicals in the ground on a property you own the value will plummet b/c no one will want it. 

You will get comments here that steer you towards A class properties - or C class.

What is the AVERAGE C class rental like in this neighborhood?

- Buy a cash-flowing, turnkey duplex in a C+ location in a growing city like C0lumbu5, 0H.

Even 1% properties are getting harder to come by without buying c class or below.