Lastly, make sure to rework your numbers on the conservative side. 

I was working with a local credit union who pulled out at the last minute.

Virginia passed legislation last year (I was not involved) that defined it as a real estate brokerage activity, thus nessceitating a license to wholesale.  

The last time I checked, they said Airbnb decide this category and I cannot request it. good luck it will be incredible boost. 

My last visit was in 2021 and owners were limited to one guest per month.

Continuing pursuing REI the way you have the last 5 years that makes sense, and deploy capital in the right opportunities.

I did this again last year with a paid off property only cash flowing me $1200/month.

You will have to gather more accurate operating costs (vacancy loss, taxes, utilities, insurance, mgmt fees, maintenance, HOA) to best determine potential future performance.

Unfortunately Good Cause Eviction passed last night in the city of Rochester, NY.I want to thank Council Members Lashay Harris and Michael Patterson for doing the right thing and voting “NO” on this largely performative legislation…that will only TEMPORARILY protect a small handful of city residents living in EXTREME under market rental units…But it will have broad and adverse negative consequences for the WHOLE community.

: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.