If your opt-out percentage is too high then it may look suspicious to the carriers; ultimately, affecting your delivery rates.The goal is to keep you opt-out percentage low while maintaining compliance. 

It is still a low income area that is up and coming and is becoming more desirable for it's proximity to the aforementioned areas.  

A couple of key points:  Painting low quality cabinets they are still crumby cabinets.

Rents were extremely low at around $450 per month and generated $5,400 per month.

Nick,Are you looking for a heloc because you have a low rate on the first or is it free and clear? 

I went low end of middle.

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).

Population growth creates increased demand for housing, pushing rents higher.Rapid and Sustained Appreciation: In cities with abundant, low-cost land, new construction is often preferred over existing properties, limiting appreciation potential.

Here's the challenge: If the numbers work with a low down payment, why wouldn't an investor putting 20%-30% just buy it and could likely offer more?

I get it but over time, you are going to have to understand that no matter what you do, eventually you will have an azz that wants to give you a low rating.