that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

Given their age and position in life… mailbox money flow forever sounds like a good start to retirement to me!

In contrast, value-add multifamily properties like the Michigan apartment complex offer:Immediate cash flow exceeding bond yields.Significant upside potential through renovations and operational improvements.A position at the bottom of the market cycle, with strong tailwinds expected in the years ahead.For investors willing to explore opportunities beyond fixed-income investments, the current CRE market offers a compelling case.

These properties are generally in high demand, but on a positive there will be drastically less new inventory of competing rental properties. 

I found myself in a similar position to you about 10 years ago.

I've worked with New Western and it was good for the position I was in at the time.

Its always nice to hear positive things about local people. 

It’s great that you’re cash flow positive and planning your next move.

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

When your content is helpful and tailored to their needs, it builds trust and positions your business as the go-to expert.