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.

1) I think it’s “funny” that not one news article I ever read for the last 5 years had headlines like “Housing at historical record lows!

We all know houses historically go up in value over the long term.

Covid was challenging for my rentals that historically had college kids as tenants.

I really don’t know how to move forward.I do not see how this works$3800 (rent) - ~$1600 (p&i) -$340 (taxes) - $250 (insurance) - ~$1200 (maintenace/cap ex) - $380 (PM)  - $180 (vacancy) - $400 (water) ~$50 (misc) = -$600/monthin a market that appreciation and rent growth has not historically kept up with inflation.  

Most people don’t realize that even putting alt text in your photos can put you in more categories and there are certain types of photos that just perform better historically.  

In my market there are 2 reasons that keeping is smart.  1) the historical long term appreciation is on going, going back to when records started tracking the appreciation 2) the property tax is near fixed cost.  

In markets like Chicago or Baltimore, where there is not much new construction, we will see rents rise faster than inflation. 2) 2026 will see new multifamily deliveries slow to closer to historical lows, though not quite as low as what we saw in the great recession. 

If you don't have a crazy house like a potato, a tremendous view or historical area, then choosing a pic is harder.I like the idea of the game room if that is your best feature.

All of the furniture was purchased last year and looks great.There is a restriction of the exterior needs to stay as it looks for a historical location.