Each class has different tenant pools, appreciation, turnover rates, etc.

You need to get in front of where things are going in your view; your view may be wrong, so take that into account too.My view on REI and a little in macro-- primo lands will be more primo, investor pools will run to chase dollars which in turn makes non-investment grade areas a better return on equity, managing and owning debt may be a better return than equity, international equity exposure may be superior to domestic, liquidity and cash reserves will remain highly valuable and the notion of all cash needs to be invested will no longer be pushed as hard.

It's also at the end (of the street, no neighbors/more privacy on one side) adjacent to the city pool and a park that's about to be upgraded by the city. 

The RV was parked next to a guys house with a 'clothing optional pool' but that's another story....

When should I form this partnship and open a business bank account to pool capital?

Buy a pool route?

Anyone with a pool company recommendation for Canyon Lake?

Alameda would be more expensive though but pretty diverse tenant pool between military and people who work in Oakland/SF

: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+, 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, 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 can make money anywhere, you just need to look at the demand for what you are offering and how big the pool of qualified tenants would be (if considering rentals).