Looking to and not limited to replace flooring, interior repaint, recess lighting, update bathroom, update kitchen, windows, and landscaping.  

By most accounts, experts expect that single-family rental investors will be a driving force in the real estate market for many years to come.In the years following the Great Recession the real estate market has been rescripted.

It is a Bill that was passed in Congress in 2010 in response to the Great Recession in 2008-9.

In the aftermath of the Great Recession, the rental market has recovered and there has been sustained demand.

Sharing the data below and appreciate any advice on how you would forecast vacancy.For reference: I plan to acquire for cash flow and maintain as needed; no active development.Q3'16 Metro-Detroit Data; source: CBRESub-Market data specific to the building in question (classes A,B,C); source: listing broker(shows 8% vacancy)Historic Vacancy & Forecast specific to the building's submarket; source: listing brokerI requested historic data dating back to 2005 to observe how vacancy was effected by the last recession, but historic data was only available to 2012.

Before the recession you could count the number of houses that were rentals on one hand.

Most markets' properties are selling for more now than they were valued before the recession.

However, the recession caused a dip in construction, and only 870,000 units were built per annum from 2007 to 2016.

That would give you much superior returns over paying a bunch of middle men, you would also then be assured that the rehab was done up to you quality standards, and finally it would hedge your investment to a large degree from any short term pricing volatility caused by a recession or other events outside of your control.

But if there is another housing recession, it would stall everything again, and cause you to lose your investments if you are not careful.