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.

And therein lies the risk of high-leverage.  

Here is the wholesale rate range at 85% loan to value.  300K purchase price using Jacksonville as the property's city. 

Low cost + high rent/value ratio.My market of Middle TN doesn't have any livable property for that price and the 1% rule isn't very realistic. 

There are too many factors to consider to just provide base rates for what you're asking. 

@Melissa Odom I recommend connecting with a commercial real estate broker to get a broker price opinion on your current value and after-construction value.

Hey Marcus welcome to the community, I work in the Kansas City area and could provide some value to your investing journey.

You are right about high risk of default.

Then I would have to do a little digging on the signers.. so if you can do the digging on the signers to get to them that I can see would have value..

That will highlight was the sponsor is supposed to do and information they are to provide.