The literally single biggest mistake that people make is to buy a class D property, because it was cheap to begin with, 90+ days on market and they were able to negotiate a "discount" - ask them a year later how that worked out for them. 

Yeah I might stick with that, it’s hard to find deals anywhere but at least you can get deals done in the smaller markets, in addition to flip I got I lost out on another one by 4K and probably should have just gone higher, a few other deals I was interested in “only” got 4 offers and they were well priced, my point is it’s hard everywhere but you can deals done in these types of areas. almost any asset class in any major metro is just over saturated and you end up with a “ winners curse” when bidding .

And even when I try to do my 'due diligence' - in 'hiring' a Broker w/ 20 years experience and all these accreditations, classes, awards  "x" transactions/year; knowledge of 'local' market etc - they STILL  screw me - selling me a house at $10k more than it's value because they skewed the comps they showed me! 

- Why does it cost more per sq ft to paint a Class A property versus a Class C property?

The dual agency dilemma has actually been the focus of several class actions and landmark lawsuits already, leading to it being illegal in several states currently and prohibited by many brokers in states where it is still legal.

When interest rates are higher and there's more volatility in the market, I shift to Class A areas for stability.

I like these amongst ,many other right nowREXR - (Rexford) they are a niche (sub-specialist) in industrial warehouse/distribution/manufacturing in the southern California only urban or Infil area, they are not international like PLD - prologis, their MOAT is that SO-Cal has geographic limitation to new inventory, so they have rent pricing power that industrial in rest of country doesn't, also 26 million people in so-Cal and the 2 busiest Ports in country, their earning/revenue projections next few years are best in class, and they are cheaper on price to book than PLD or others, I own some and will buy a lot more in upcoming Recession, likely in next 6-12 months, when publicly traded equities will likely slide by 20-30% although their assets (physical buildings) are only going up in valueVICI- (casino REIT), used to be part of Cesars palace, then Caesars spun them out in 2018, to do sale leasebacks of their properties to take all that physical capex off the books.

Even before when rates were low class A/B in desirable areas sold at negative cashflow and the buyers made a killing over time from appreciation and rent growth.

Wondering if these are c/c+/b class neighborhoods and if tenants will be long term tenant and what the vacancy is like in North Linden Ohio.

It’s a Class B maybe B- neighborhood right across the river from a Class C town attracting opportunists that steal if you leave something out or unlocked.The tenants has a few red flags and I’d like some input on them after listening to some rental books.