If you go into A/B Class the rents are going to be too high to justify doing section 8, meaning market rents are higher than Section 8 is able to pay.If you go down to D Class areas you're going to attract terrible tenants and it will be a nightmare. 

Fund higher quality cosmetic / light rehab for durability and dignity for tenants.

You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases.

I console myself with the fact that compared to higher education that is relatively cheap tuition. 

It was the tail end of high season and while I knew I could get a higher ADR on my own (I own the unit next door and know the market very well), I would have had to make some changes before listing it myself to do better and in this case, time was money.2.  

NOI is roughly $32.7K-$38.7K (Full occupancy for the higher number).

Materials are higher due to import tariffs. 

Main goal of All In One heloc or 1st Lien Position Heloc:  Lower your daily average balance.Main Drawback: Rates are substantially higher than 60% of current 1st mortgage balances.If you are mostly living paycheck to paycheck and your money leaves your account as soon as it comes in to pay bills, this is not for you. 

Thank you for your thoughtful feedback—it’s clear that I need to clarify the distinction between my approach and the traditional perception of “cheap rent.”

Some of our borrowers are focusing on 4 bed 2 bath section 8 to push those numbers even higher.