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.

There's no way I can keep the house above water with that rent let alone consider any positive cash flow...so I need them out!

But if you lay out your plan to the owner over the phone, it's very hard to get a "yes" because trust is developed with a face to face meeting.Trust can be established by talking about your past record (as an investor) but also if you have something positive about yourself (profession - real estate agent, nurse, teacher, fireman, doctor - any profession that can give you some added credentials).#4 Owner vs.

Columbus Ohio is a great market to still find the 1% rule and positive cash flow and has huge appreciation potential.

We pride ourselves in keeping the forums positive, helpful, and focused on real estate (please, no politics, religion, etc.).

It's inspiring to see how overlooked opportunities can yield such positive results.

If approved, you’d already be in a position to add units, whereas others might still be navigating the zoning process.That said, rezoning takes time and isn’t guaranteed, so it’s worth weighing the cost, process, and likelihood of approval.

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.

Have others used them and had a positive experience?

I could tell you to invest in Milwaukee, you can still find cash flow positive duplexes here in good neighborhoods around 350k and we have had very consistent 8% appreciation over the last years.