Anything east of the St John’s river to the beaches is generally a more A-B area.

I also just put two 4 units in a B suburb contingent at $775k combined that is rented $8000 a month.

How it looks is how she will take care of your property.Is your property she applied for Class A, B, C or D?

New construction SFH in a B+ grade community across the street from the high school and middle school.

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

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.

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

Let the tenants use curtains that are cheap and easy, plus it allows them to determine the color/decor.Tear out the sink and replace with a vanity that has more storage and an updated look.Unless this is a B or better property, I would probably leave the current mirror/vanity.

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

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.