The penalties are just too high. 

In high barrier markets, rents have gotten stronger but not the double digit growth we had seen, which was an anomaly.  

The percentages are going to be up to you There are all kinds of High interest account that require all kinds of hoops to keep them.

We are NOT a fit for low quality assets such as C/D or uber high input such as sec8 or mid/large MFH.

@Jacob W. land market in FL is highly competitive.

Petersburg area, resulting in highly–profitable investments.If you need professional and courteous property management experts for your multifamily, single family, condominiums or town home, you've found the right company!

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.

I would highly encourage paying a GC to walk deals out the gate, have them give a scope of work so you can see what items costs.

Past performance is no indication of future returns.EDIT - Ok so I just did a quick scan of the greater Tacoma area and right now you valuation seems high at 1.4m.

With today's high interest rates, it usually doesn't make sense.