Even in philly in D class area it is tough to hit the 1% rule.

The FHA 203(k) loan is designed for owner-occupied fixer-uppers!

You are simply taking money from some class of people and giving it away freely to another class of people. 

Mostly class B, I'd love to keep them but if there's a great opportunity in the MF world I'm all ears!

You've left that part out.This is what dealing with Class C & D tenants is like!

All complimented with Amazon fulfillment centers, google, and more tech manufacturing jobs.The bad reputation of “Detroit” comes from OOS investors wanting sub $40,000, D class properties in poor condition, because they pencil out to 2-3% deals on paper.

It also can be great for keeping you motivated and plugged in to the industry.Even if you don't get a real estate license, consider taking the licensing classes because it will give you some foundational knowledge for how real estate law works. 5.

@Joseph Opoku Yeah you can still get positive cash flow from day 1 in pretty much all areas except the A class neighborhoods.

I do not want fixer-uppers, only properties ready to Long-term rent.

@Ofir R.Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.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?