Old age?

This amounts to lost opportunity because if you had purchased RE, at the closing it can start producing return. 5) ADUs detract from the existing structure whether this is privacy, a garage, or just yard space. 6) this is related to number 1, but there are many more buyers looking to purchase homes for their family than there are RE investors looking to purchase small unit count properties.

For instance, lenders in SC can offer a downpayment assistance (and a related first responder/veteran loan) program through SC Housing Authority.

I built my first modern 7 years ago and like you agree that some (not all) moderns will age out.

Slightly less bookings, way less lead times, prices have dropped.January 2025 is promising relative to how 2024 has played out. 

We plan to rebuild, but our neighbors are aging and do not wish to go through a rebuild.  

I think their general stance is going to be to go with whichever comparable property has the greatest degree of similarity in terms of (probably, in this order): location, age built, quality of construction/current condition, and square footage.

If expenses are high relative to income, the cash on cash increases when the down payment increases (16k column).

@Caroline Gerardo  My response related to reserves was a reply to this statement in your post: "In addition to down payment you need reserves which is 12 times or 24 multiplied by all you debt.

: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.