If you are in a working class market with a B/C type rental, the answer for me is NEVER!

Places like Alabama or Tennessee seem to check all your boxes, at least on a preliminary basis: plenty of deals will cash flow, the weather’s warm, and the risk of hurricanes is low.For instance, I’m in Birmingham, and you can purchase a rent-ready single-family home in a B/B+ neighborhoods here for about $100,000 to $130,000.

I've attached photos with rough mockups of the options (A, B, & C) we are considering.  

I understand the emergency hospital visit but you need to be sacrificing to be successful.Having no mentor is a bs excuse.

Even before when rates were low class A/B in desirable areas sold at negative cashflow and the buyers made a killing over time from appreciation and rent growth.

The short version is if you go with the Midwest, figure out which are Class A, B, C and D areas and I recommend picking good neighborhoods (Class A and B) with good schools and go for appreciation. 

There are some better areas in that zip code, and then there are some areas that you should avoid, but overall I'd say that most areas are about a C/C+ level with some even being a B- grade.I hope this helps!

Hi Melvin,Origination charges = 0 [Covered completely with lender credits]Services you cannot shop for = 2725 [This is the VA funding Fee]Services you can shop for AKA title work = 1723Total Loan Costs A+B+C = 4448Taxes and government fees = 3279 & G Prepaids and initial Escrow at closing = 10007Total cost including escrow = 14455

A set price per unit doesn't make sense to me because the finishes in a C class unit in a modest market versus a B class unit in a more upscale market could be MILES apart and cost VERY different amounts to repair/replace. 3.

To get a B-Class that cash flows is all about the initial purchase price and the amount of leverage.