I think both can have tremendous value and I have received value from both types of relationships.It's hard for me to understand posts on BiggerPockets that are negative towards coaching or mentoring.

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.

I wouldn't have any interest in buying something like this to hold since it would be so far negative cash flow wise on a monthly basis.

As for valuation, I see no reasons why a Junior ADU would negatively impact additional housing unit.

A negative review from a tenant could be a positive review for an owner.Networking: Use forums like BiggerPockets for recommendations, but conduct thorough research yourself.Initial ScreeningNarrow your list to 5-10 candidates by reviewing their websites and scheduling Zoom interviews.

When they do, you can refinance to a lower rate.Dealing with current high interest rates (about 7% on 01/27/2025) you have the following choices:A larger down paymentAccept a negative cash flowBuy down the interest rateCombine and balance all three to get an acceptable cash flow today.

Yes you can find properties which you will be able to purchase, but ROI will be near zero or negative. 

Most of the regular posters here on Bigger Pockets have a negative view of Sub2, especially after a couple of individuals spammed the site to promote their training.There was already a negative view of Sub2 on Bigger Pockets due to most of the regular posters did their deals in a different manner therefore, as is human nature anything out of our own personal preference can look mighty sinister. 

PayRange seems less expensive, but customer reviews for users seem overly negative. 

If I didn't mind being a little negative on cash flow then I would buy in Gilbert.