The timing was right because I did it after the first wave of COVID, which actually wiped out a lot of the AirBnB inventory. 

Doing so, I've ridden this great wave of appreciation the past 10 years.

We're approaching an election year and I'm bullish on the next wave of people leaving certain states who have enough equity in their homes to push the market a bit further. 

C and lower properties are notoriously difficult to manage--even for an experienced property manager--and even the most experienced real estate investors tend to avoid C and lower properties for this reason.You asked whether the properties might ever "turn around"...if they are in C or D areas, this will be an uphill battle (you can make a property the nicest spot on the block, but you can't transform a C area into an A neighborhood). ...talk to local agents and PMs about this question, and you'll get a better idea of whether it's possible to turn these properties around...Buying a portfolio of C/D multifam properties with no prior REI or property management experience is a bit like trying to surf a 50 foot wave before you even know how to swim.   ...so, don't be too hard on yourself, but also try to learn from this--if you're a beginner, start off with a beginner-appropriate strategy.You mentioned that the properties are producing tons of unanticipated expenses--if most of the expenses are unanticipated, that means there was a failure in the due diligence process (proper due diligence is one of THE most important parts of REI).

She does not need to know and name the trust something she can not figure out like beach wave trust, something random. 

Even if there is not a wave of foreclosures, increased housing inventory from those looking to sell after payments come due will be a factor. 

Finally, I want a remote thermostat, security cameras, maybe light controls too --- so I'm thinking of a SmartThings, Wink2, or Nexia home automation option with a Schlage or Kwikset z-wave compatible lock.

We caught a wave of appreciation and did a cash out refi for more than enough to purchase the next property.

There are a number of WiFi, Z wave and Zigbee gas shutoff valves on the market.

or like in Indy in the Hot neighborhood that is regentrifying like  Fountain square I have 11 projects new builds going there.. its an anomaly you can by beat up old houses for under a 100k and rent them for 900.. or you can do a pop top and sell them for 350k or like me I bought a bunch of infill lots for 30 to 40k and build new 2000 sq to 2200 sq ft and sell in the 350 to 400k range.. and your right for those which have top end finishs as nice if not nicer than we do in the ORegon market 100 bucks a foot about. but you go out into other VAST areas of indy and there is no hope of building infill and the houses are so dominated by rentals that the values are priced by backing into rent  numbers  and this is true in Memphis as well. you simply cant have 50% or more of your SFRs be rentals and have a upside on the housing stock unless its like I said above it catch's a wave..