I agree with @John UnderwoodI remember you posted about arbitrage last week. 

Can try to reposition to Class B, but neighborhood may impede these efforts.Vacancy Est: Historically 10%, but 15-20% should be used to also cover tenant nonpayment, eviction costs & damages.Tenant Pool: majority will have FICO scores of 560-620 (approaching 22% probability of default), many blemishes, but should have no evictions in last 2 years.

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).

Nectar doesn't take any lasting ownership interest.

The last time I stayed in one, I was charged a large cleaning fee and then met with a list of what to clean prior to us leaving.

I'm talking about the last 4 years in my area - not the last 20-30.

But with that one lender I found I am not lendable due to not having proof of income for the last two years.

Real estate has long been the foundation of lasting wealth, proven by historical and modern moguls alike.

We do have a few other investments besides RE, but they are baby investments.I'm very comfortable with my RE investments which have proven themselves over the last 30 years.

However, as I've been tracking new listings in this area and running the numbers on them, I have realized this strategy has either gotten too much attention in the last few years or the supply just isn't there any more.