@Molly Jacobsen  thank you Molly - I am finding out that private flood insurance DOES exist - so I'm very happy - and you're right - I do need to wait till policy ends to renew but that is OK - I got quoted some great prices that may shave off almost $100 / month when I can switch over - that equates to more cash flow - dollar for dollar.  

What about cream or forest green?

The cream of the crop are side by side units with garages (my opinion) Without knowing the details about your needs, expectations and pricing its hard to say what areas you would consider "good."

The table covered with tiny lead pieces, lead shavings and lead dust.

You may be able to shave some off the top if you take care of your management.  

When it comes to CapEx @Ben Leybovich and @Serge S. have put together a great article that shows the math in regards to replacement costs and life span of each.

@Brian GawronskiBrian - As a newbie to Birmingham I have to ask if you have Johnny Ray's BBQ and tried any of the cream pies? 

The cream of the crop means the properties that will provide our clients with good returns while minimizing the risk as much as possible.

@Rashad @Rashad S. Have

Originally posted by @Jay Hinrichs:Hands down the most risky and complicated of the Real Estate investing models that's is talked about on BP.. if anyone is talking about these on a pod cast and just glossing over the risk  then I think you hit the nail on the head your only getting Blue Sky feed back.You see what I mean Jay with only talking about puppy dogs and ice cream on those podcasts?