You can invest in class D areas that on paper will show a high IRR of 20% but I would not touch it with a ten foot pole, but in same breath I would consider a 10% IRR where there is no leverage and low investment to value.

Now they're ears deep in IRS notices requesting that 2553 to confirm S corp, but really....they shouldn't be an S corp at all. 

I know a few deep pocket investors this might be right for. 

When people mention "investor-friendly" real estate agents, they're referring to agents who have a deep understanding of the real estate invesment market and the specific needs of investors.

You need a deep bench and the ability to ask for a favor every so often.

I have 6 single and MF properties with a 7th under contract and have made some tax and business development missteps that they are helping us to manage, plus advising in setting up our entities and accounting based on a deep fact-finding inquiry on their part.    

I say take a deep breath, step back, have a drink, chill-out, then approach the situation in a way to answer everything with MATH. use math, data, details to say how good or bad each property is, and to dictate what direction should be. 

Figure a few grand to paint rooms, replace carpet in a room, deep clean and spruce the property, replace a fixture or two, etc.If you have to replace your resident annually the $9600 total income will get a gut punch.The true value of the higher-end neighborhoods is residents know if they move out of the home they have it's a challenge to find another, especially if they have been there a few years and have a competitively rewarding rent rate.All this really is is basic economics...sell ten custom widgets for $1000 or 100 standard widgets for $100 each.

Now we will likely pay through another escrow agreement to a cleaning company to deep clean, so likely another 5k… but that will come out of our pockets during/after escrow.

It was our 2nd property in that market; we have a deep bench of vendors.