Often, those advantages are boots on the ground and market knowledge, which are the two things you have/are working on.I think, in general, you will find all those central Illinois areas provide decent cash flow with low appreciation - generally speaking. 

@ ryan @Ryan Muska Hi Ryan, Yes I did to speak to HVAC professional to get pricing on project like this one.

Most of these companies are fraudulent (not saying they are) and take advantage of those in distressIf you are behind on your mortgage speak to your mortgage company - we buy defaulted debt and nothing good comes out of ignoring or avoiding the conversation.

Speaking the truth!

After speaking with the seller, the seller was very understanding.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

The issue is that after a high LTV refinance to extract the value add, the property is large cash flow negative.  

And most people that I speak with, will actually take the property for what it is today and write it off and try to find something that is performing more optimally.

I am speaking from direct experience, other programs show such a vast different view on how storms come across.