I also invested in improvements: new roof, water heaters, other major appliances, and a kitchen renovation.Now, my situation has completely shifted.

I will treat a witness as a trespasser.I want to really emphasize that this lady is a major headache and may have mental issues.It is possible she has been fired from her job as well. 

I currently have two triplexes near Marywood University so majority of my tenants have been students. 

Major corporation's leave all the time so be prepared!   

So on my Canby Oregon project 90 homes I did the PPM route with only 5 investors where I own majority and it is me that gets the bank loans etc and runs the project investors are all passive.

The demand for affordable, shared housing is strong here, so filling vacancies shouldn’t be a major concern.

Then, after we fixed them up we were able to create equity in the properties and when we refinanced them we were able to get the majority of our money back out of them.

The most likely scenario is that his renters will eventually do something that costs him a significant loss, despite cutting them a major break for so long. 

So its no major mystery that these are not performing as advertised..

: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.