But for a stabilized Class B multifamily in this market, for example, my bare minimum would be 10%, "depending" on how much brain damage the building caused me (even though I use a management company) and what the appreciation potential is (which I never assume more than the rate of inflation, tops) etc.  12%+ is what I'm after.  

If you're slowly increasing but still slightly under market, have a better product, or better service (or all 3) and have rental comps to back it up, if they start to ask you can highlight these points. 

That's a great way to put it.Hi Guys,Yes, that will be the move, I already know and have sketch of 2 ways to do it, I didn't want to get into a crazy rehab now, till I make sure my contractor is a team player and he will be able to do so, my idea is to add SF and create a master sweet, let's see if the numbers work fist, this is something I will do after the property is stabilized, I think I can get my capital back and some more with the 3/1 layout now, I will keep you posted!

Look at State Employee's Credit Union (North Carolina) and check out their mortgage products.

Definitely a more niche type of product, but, incredibly useful, especially across the Midwest where many rental properties are less than 100k.

And when demand is high, the product goes to the highest bidder.

We have looked at VAs and that model but I wanted to take responsibility especially as we stabilize some of the bigger projects. 

Work with a broker who has access to a large variety is going to help you find an appropriate option for your situation vs a direct lender who can only sell you their limited product set. 

Of course my buyers are ALL owner occ's so different product and different buyer but probably more demanding than the investment buyer who is buying a basic rental house.

If you have any claims or some list particular claims in that time frame they will not accept new business from you.In speaking with the product managers I've given the example of a client with 50+ locations paying over 45k per year in premium having a claim for $10,000 and would they take the total account into consideration when this client buys another property... the answer was a hard no.