Our plan is to purchase a B or C class 4 plex and fix it up to be B+ or A class property as there are no 4 plexes we've seen that concentrate on the more affluent market or younger market with a draw to Modernism design.

- This is a large 4 Bed, 2 bath in a B, B- area that is surrounded by a lot of smaller C+, C houses/apartments.

Another option is to buy a single family in a B neighborhood in the low threes and try to get $1600 to 2k for it - not super great but gets you in the game at a relatively low price point.

i've often seen BPers refer to residential rentals as A or B class.does the same apply to commercial/retail rental properties?what to look for in business rental areas? 

Does it make a difference based on your own location whether an A would be better an a B and vise versa?

You have nice looking properties setting next to less nice, but overall a B grade neighborhood.

Since you ran some numbers with you living in it, I'm guessing it's at least a B neighborhood?

And make sure your ARV is for that neighborhood, not three blocks away because a B area transitions to a C area pretty quickly.

Investors are always on the lookout to buy a C property and reposition it to a B property.D-properties, the lowest class of property, are usually located in inner cities where it’s difficult to collect the rent and vacancy rates are high.

OK, well, if that's not realistic, I'm open to reason.Ideal property is a C property in a B area (using an A,B,C,D area scale).I live in LA but think the market is too overheated here to get anywhere close to the cash flow goal so am actively investigating & number crunching external markets (Atlanta, Tacoma, San Antonio, Charlotte, Austin, etc.).  ------ THE HELP I'M LOOKING FOR ------I'm looking for help locating these small Multi's that can cash flow.I'm also looking for input regarding the cash flow goal.