Now, with that said, I put my bet on commercial land even though it's rented residentially right now.  

C or S?

I don’t know the future but that’s not a position I’d bet on.

There's some lesser reasons as well, if i have a problem with 1 tenant it won't hurt me as much, having to go through some hoops with brokers to get the real deals is actually a plus to me because I see it as a small barrier to competition which doesn't exist in smaller residential, bringing on investors does seem to be an extra complication but I think to be successful in this game I am going to have to learn to bring investors in, maybe not for the first deal, but I have ambitions beyond just 1 complex and think it will be good practice to convince others to bet on me (even if it is just friends and family for now).I don't have a template for my package though my rough draft in my head will be something like an analysis of a properties financials of any property really, one something like what i will be looking for, my plan for the property, what kind of returns investors can expect, equity they will get (currently i plan on offering friends/family an equity share), exit strategy, essentially creating a document describing why the property will be a good investment even if I just fake the numbers to illustrate a deal I hope to find. 

***Only exception is if an owner has plan & funds to reposition Class D to Class C or higher.https://www.biggerpockets.com/forums/776/topics/960183-what-they-dont-tell-you-about-cheap-rental-properties?

Winterize A/C - whether you have central a/c or a swamp cooler, it is almost time to start thinking about winterizing this.

However there is the chance of higher turn over rate, and depending on where in the country your property is might be lower income class C or D areas.

The only concern is it is located in a c or d class area of town.

And that's slim pickings... median home around here is roughly $300k, so for $180k or less you're probably in one of Sacramento's C or D class neighborhoods with significantly more crime.The whole 1-2% rule is meant for lower priced properties in the midwest where if you can find a $50k property to rent for $1,000 per month it meets the 2% test and could be considered a great investment.

The solid deals are typically trading for a lower cap and many investors are buying low c or worse at an 8 cap simply because they don't know better.Happy Hunting