I learned that in order for my investing business to be successful I needed three important ingredients: (1) Money (2) Quality contractors (3) Off market properties.That led me to concentrated on finding deals that the numbers worked within, even with rates at 12%+ and up to 4 points for short-term money, and in areas where quality contractors wanted to do work.

There is no hard grading system on investment properties so “Class D” would be a subjective term but ideally it would refer to the “state/condition” of the property, “quality/affordability” of the tenant base and the “rent/income” it could provide.  

I see both sides of the fenceAs a consumer I am usually more than annoyed when I get offshored.As a business owner, the Phillipines do offer some quality people with experience at a discount. 

If I own out of state it would only be an A property I would not own anything of lesser quality

Your earn it in this business and once you have some years in and your getting your business by referral like she does it does get easier at least on the marketing end she has not advertised in say 20 years all of her business just comes to her based on her quality of work with her clients. 2 years ago she was number one agent out of 600 HUNDRED agents and she does not have a team..

This rapid lease-up highlights the strong demand for quality office space in the region.Germany: Alstria Office REIT Faces Pressure to Maintain REIT StatusAlstria Office REIT, owned by Brookfield, must increase its public float from 4.6% to 15% to retain its REIT status.

My higher quality property Class A is doing well but the lower quality ones, Class C are not.

What you pay with labor will depend on if for instance one of my units still has a good pad and tack and strip then I just pay for carpet and installation cost.What you will pay will also depend on how much you are installing at one time.I don't like Berber for rentals.The design of the loop once it starts unraveling it can unwind pretty good an dis harder to get certain stains and pet stuff out of it.With carpet you want a Nylon carpet even if the cheaper version.Some carpet guys will try to sell you the rubber composite carpet stuff which is the really cheap stuff so it will stand up to tenant abuse.The problem is it can only be cleaned usually up to one time and then you need to replace it again.So I would rather get a cheaper nylon that can be re-cleaned many times over after installation for an additional .10 to .15 a sq ft extra than the super cheap stuff I will have to replace again.If you get 1 sq ft for carpet,pad,tack and strip,and labor install and it is Nylon you are getting one heck of a deal.Even at a carpet place usually you are at .40 to .50 for the pad and .50 to .60 for a cheap carpet.Then you have to do material to install and labor.I have seen sometimes if you have to do a small area you can pick up quality remnant pieces for real cheap and hit that type of number or buy in bulk.

I'd suggest you start asking other investors in your market for general contractor referrals- people who do quality and reasonable work on rental properties in your market.

I would have never been able to grow to this number without using hard money and more specifically without 100% financing.There have been times over the last 3 years where I've had 6 or 7 loans outstanding.