Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

90% and 100% Occupied...Direct to owner

I've built relationships with property managers who have distressed properties in their portfolios that can communicate directly to owners. 

Owners are unloading their STRs due to over saturation in this market.  

Some places (including my own market) require an out of area owner to use a local property manager.

It’s time to look into home owners/rental insurance.

My son currently lives in the townhouse b/c he is going to school and works in the area.Since he is young and starting out in life, I would like for him to only cover the basic costs (taxes, HOA, utilities) just enough for me to break even (I believe that will put him slightly little lower than market rent rates). 

It will probably fall back on property owner anyway.

I spent a little more though. 

Have recently started a renovation company with a friend, both of us successful business owners and talented in the trades.