Add AC and you need a good HVAC tech...if they come from the next town, again their availability may be limited and they may charge trip charges.Do you know this town well? 

Fortunately, the tenant paid for all of it.They lived in a building with a nice laundry facility (six washers and dryers) that were priced below what the laundromats charge.

Are you chasing career opportunities or a lower cost of living?

Also would charge points at origination and bump the rate up a point or twoReason being my guess is this borrower can it get conventional financing so they are a higher risk.

Our process server charges $40 within the city limits.

The rates aren't great, but it will lower our immediate out of pocket expenses over the next 5 years so I am happy with it.  

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.

As far as rates I see them declining slower than expected but lowering nonetheless. 

I am buying a property for 144k that appraised for 247. the property was lowered to this number after sitting for a year. needs 25k in repairs, and will rent for 1350-1450.

Research landlord-friendly states with lower property prices and strong rental demand, like Texas or the Midwest.