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.

For investors, the current market presents a mixed bag: while short-term rental income may be lower, Miami remains a strong market for long-term growth as affordability attracts more tenants.What’s your take on Miami’s rental market?

If you want to develop it, I can refer you a lender that will lend on a completed subject to appraisal but you'll be limited if you just want it for the lot.If you simply want the land as part of your property, you have more options including a HELOC which you can still use for development down the road. 

CO states single dwelling (converting to a 2fam will cost upward of $100k- not an option).If I hold out- the property will have net profit of $600- possibly more if I refi again to bring my rate down. 

I’d stick to Franklin, Clayton, Westminster, hayesville, Bryson city I'd also add Brevard and Waynesville to this list if you are looking for lower-cost options.

For a newbie investor, if you’re comfortable with the process and ready to manage the administrative side, Section 8 can be a solid option.

So before dismissing your options, you may want to consult an investor friendly Lender who is an out of the box thinker.

Everyone knows that cash offers mean, a lower offer, right?

There are a lot of positive ROI options in that bucket.To answer your question anything on the beach will rent well. 

Syracuse is definitely experiencing a lot of hype at the moment because of Micron, and we're seeing lots of renovated options on the market in areas that likely won't benefit from the new campus.