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.

What is your credit score?

You may need to pay points if you put less than 20% down, but lots of no point options once you get to 20% down as long as you have decent credit scores. 

Same thing as Bankrate for example they use a very specific model to price those rates and scenarios like 740 Fico, 70LTV, 15 year term and the APR is never really talked about when it comes to margin and points charged.So when your fico score, LTV, loan size or DTI deviates from that very specific loan scenario then they say in all websites required by law "rates are subject to change" hint hint! 

Im self employed, roughly make $130k gross anually, 1099 NEC , no debt at all, 740 credit score. 

Your credit score will be worth improving to acquire better financing options.

After this conversation and having an agreed upon vision, save it as a "Version" of the vision on that particular date. 

Good paying jobs but no score at all!

@David Naphy With a strong credit score you can do better than 8% on a DSCR based cash out refi today. 

I'll do something that appears to be taboo on BiggerPockets, I'll share my rates and fees.Today, we were quoting interest rates between 10% and 12% for (1) a first-time flipper - 0 flips, (2) with a credit score in the 740's, and (3) putting only 10% down with us financing 90% of the purchase price and 100% of the rehab.