Hi Raymond,I’ve been working with investors on Fix-and-Flip projects in Florida for over 20 years, and I’d be happy to share what I’ve learned.

We’re excited to learn more about the area and would love some guidance from those with experience in this market.Here’s what we’re looking to understand:Best Neighborhoods: Which neighborhoods in Queen Creek are considered the most desirable for rentals or flips?

Another would be you are building other units next door/nearby and you can chalk this build up to the "learning curve".I didn't see a CFO on GLH or GLC's website, but I'm sure you have someone doing this type of financial analysis for your developments?

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.

(I actually laughed when I first learned this.)10% property management fee (With separate charges for new leases, repair management, and rent collection—what exactly does this cover?)

Lessons learned?

At which point our evaluation should rise on the community for closer to $4,000,000.00 Lessons learned?

I am definitely learning from you guys/ladies. 

Nobody watches your money like you do, you'll learn how to manage, so you can manage a manager later and you'll save precious early-years cash flow, which allows you to scale faster, especially in the first 5 years.

.#2 - Learn how to run comps so you know the value of the property better than anyone. #3 - Have finances in order (i.e) is this going to be bought through conventional, cash, HML, etc.