I have three single family rentals for three years and I now have my first horror story.

I realized in that conversation, sitting in disaster, I didn’t even want to make the offer.

The word arbitrage was not even being used then to my knowledge. 

NJ is a big one—places like Newark, Paterson, or even smaller towns have better cash flow potential.

These options allow you to build knowledge and experience for free or even while getting paid to learn. 

Prioritize Communication with Your TenantsWhy: They’re directly affected, and maintaining trust is essential to prevent disputes.How:Sincerely apologize and keep them informed about the steps you’re taking (even if progress is slow).Consider offering additional compensation (like another rent reduction, covering temporary shower solutions, or a gym membership for shower access).Document everything in writing to show your good-faith efforts, this can protect you legally if tensions rise.2.

We don't even have a capital one branch in my state & I've never had an issue with it. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Quick question on those who have done seller financing:- Buying a 0.3 acre downtown fort lauderdale multi family, negotiated an around 1M price w lot of development rights, double lot. seller got it way back early 90s for pennies- got good credit 800+, w2 job etc put 40% down and mortgage bank offered 6.62% 30yr fixed (CF negative as this would make current rent roll not too much compared to the PITI)- property is in ok condition, needs 20-30k repairs which seller OKd, and all 3 tenants are month to month, pay bit under market but also ok- seller would like to do seller financing, interest only at 5.75%, 30yr amortization at 7yr balloon (CF would be positive) - id be paying some principal as well, just to grow some equity- buying this deal for the future development of the area (las olas, kushner broward crossing) so not really worried even if we overpay for it now, but never done creative finance as i always relied on a strong W2 job to get good loans but obv im used to 3% 30yr rates from covid times not this 6+ environment..Goal is to hold the property 3-5yrs, and then actually develop it or sell half the land / refinance, pull out HELOC if it appreciates.Questions:1) What does he know that i dont? 

Fortunately, we didn't lose money on this property but just broke even.