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.

There are 3 ways this can happena) Salaries increase (unlikely)b) Interest rates drop (not very likely since we I believe we have $8T of debt to sell next year that is coming off books and China and Russia are not buying US dollar as muchc) Home prices drop2.

I'm almost positive I've seen Memphis real estate agents post on the forums.

In the middle of a lawsuit with a 2nd position lien. 

First one defaulted and keep in mind they were maybe 8k a month positive.. average payment was 1.2 on the underlying sub to note. 

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

If the place is vacant, you are still taking that money out of your own pocket.I don't disagree with having a strong cash position; most of my properties are f&c.

That being said, rental rates are remaining fairly strong, and with such an equitable position in your property, your cash flow should remain a positive net to you. 

Post back if you find another lender who serves you well, and I will add them to my list and pay it forward.Ridge Lending All in One, first position HELOCAmericafirst 80% LTV on noo 65% LTV UtahArvest Bank AR, OK, AL, MO Bank of the west BB&T will loan on a rental portfolioBBVA Compass Boeing employee credit union California: Cal Coast Credit Union and Fremont Bank.

I think there's a path to refinance that would flip me into positive cash flow, but I'm coming up short on ideas.