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.

For property management, I am personally a fan of managing your first property (with proper education or mentorship before beginning) since this is where you will learn first hand what is required in managing a tenant.

The hard and the fun part is training my team there in the proper processes from planting all the way through selling.  

Take ownership of your mistake and learn to do the proper due diligence recommended above😊

If so does this mean I would pay the impact fees on 2 separate occasions when each pair of building permits are pulled (even though all 4 units are on one parcel) or do I have to pay for all 4 at once? 

A properly screened Section 8 tenant.

You need to properly maintain all this structure or it just gives a false sense of security.Secondly, why all cash? 

Mudjacking, polyjacking, or replacement may be necessary to achieve the proper slope away from the foundation.● Monitor the gutters for overflow.

You've had lots of investors, nobody is complaining, you aren't over hyping your past deals but they are easily verifiable and have the proper filings.

Does it make sense to cheap out over the few thousand dollars it will cost to go through a proper escrow and title process?