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.

You obviously won't find anything ifor 750/m P/I payment in the area and you won't even find rent for double that amount if you want to keep renting.

Just for example, if you buy a single family home to flip at $300k and your rehab budget is $70k (which isn’t a ton - very easy to hit that amount) your ARV is definitely going to need to be above $500k to make any profit/make it worth doing at all.  

Due to the nature of the shorter lease terms, I am spending an excessive amount of time updating my Excel spreadsheet, MLS, business website, Airbnb, VRBO, and other platforms.

If you buy less or take cash out you will pay tax on that amount. 

Advantages are we don’t have to furnish anything in the house and we collect the same amount of rent each month no matter how many members are in a house.

Being a Section8 HUD building, there was an immense amount of paperwork and due diligence that was required.

@Colin Ford Spend a good amount of time building your team in Florida.

I get a lot of questions about housing vouchers and how you determine rent amount allowed.

Had to fix.