But we’re starting to see this program gain traction along the Front Range especially with lower income tenants and properties.

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 tenants have paid and if someone is thinking about moving out then an extra surcharge that hits if they aren't out in time for us to turn the place for a lucrative AirBNB short term rental can help massage the move out timing.That said with MTR we do not have the cleaning costs that eat up a lot of STR gross, and its lower hassle in some ways.  

Longer tenancies mean lower turnover and vacancy costs, so two single-family homes usually generate more reliable income and higher net cash flow than a fourplex.Vacancy risk: A fourplex has four times the vacancy risk of a single-family home.

It allowed you to get into the property, start building appreciation, lower your monthly expenses, and learn more about buying property.

Quote from @Deborah Wodell: First, research markets with job growth, lower competition, and strong demand for housing.

A few weeks ago I wrote a summary overview to our investors in both funds to prepare them for probably lower returns in the short run from potential higher defaults.

Walkthroughs are never detailed enough to be final (ie often tenants have lower disconnected and discover broken appliances later.) 

We don't cover that area, but know that due to lower population density, finding a great PMC is difficult. 

That's what keeps investors like yourself holding on because the cash flow is non existent between management fees and cap ex which may not present itself in year 1, but when it does, its crushing in these lower price point properties.