that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The tried and true version is pulling a list of properties whether you're targeting distressed homes or high equity homes in which case you can pull on something like Propstream or Propwire, you can skip trace through them or someone like Prime Tracers which has a pay as you go system. 

Hey Jadan,Here are some high level thoughts:1.

Those seem very high estimates ^.

Most agency loans will expressly forbid such an arrangement, so if they found out, the odds of having the loan called would be very high. 

Some folks are comfortable paying 10X, but you can find those deals all day long.Now, if it was a highly unique and rare property, I'm not as worried about the multiple. 

. - The people that are monetized on actually closing deals are all saying this thing is highly implausible. 

In fact the demand is stronger than I've ever seen it, though prices are high.

For 5+ unit properties or commercial it is not as high.5.

Option 2 is high risk, as financing may be tough on your situation.