Personally, I find BTRs to be more predictable with fewer ongoing maintenance issues, and they tend to attract high-quality tenants.

Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Using 50% rule (expenses excluding P&i is 50% of rent) here are the numbers;1800 (rent) - $900 (expenses) - 1468 (heloc) = negative $568/monthAt your rent point with that size unit, your expenses will ve less than depicted by the 50% rule, so let’s use a likely more accurate 40%1800 - 720 (expenses) - 1468 = negative $388/monthNow let’s imagine you self manage and you time is not worth anything (I strongly recommend believing your time is worth less or worth less than a quality PM would charge) with 8% further reduction so expenses are down to 32%1800 - 576 (expenses) - 1468 = negative $244/month. 

I decided to take a lower CoCr for stable, high quality tenants and have zero regrets.

Personally too, I look for the best quality and always provide that to all my clients.

Most of the time, the home warranty takes a long time to approve your repair, reach the property, and then they use low-quality materials.

Need to spend some quality time roaming around here to get a feel for it.Tony

. : ever since meeting with Jonathan from quality builders I have been buzzing with excitement, so a special shout out to him, not that he needed my endorsement but I really appreciate his help and hope to collab with him soon on something🙂

I'd underwrite the deal as any other - make sure you are conformable with the quality & tenant base. 

If you scour Craigslist, FB Marketplace or OfferUP, you will find some amazing deals on quality USA made furniture for pennies on the dollar.