@Ramada EvansBefore putting in any offers, I would make sure you know what the going rate is for a 12-month lease in your neighborhood, for a similar property (in its current condition and if you updated it).

I just got off the phone with a law firm doing the foreclosure legal work for a bank.

I wish I bought more in this neighborhood.

What are some of the best techniques to shut down those who protest against landlords who want to charge high rates in a neighborhood facing gentrification?

I don’t know the neighborhoods or market in Jacksonville but @Jay Hinrichs might.

What are the different neighborhoods like?  

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I always have my Realtors send me photos of the neighborhood.

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.

Most wholesaling firms will make an agent put their commission on top of the deal so why would your investor do that when they could cut you out of the deal.