: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+, 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, 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.

In the meantime, you have two or three residential tenants move out, three water heaters go out or HVAC...all of a sudden your in a cashflow crunch.

For example FL and TX near the coasts have higher percentages due to wind/water coverage. 

You guys should have public water and sewer, right?

I just looked on an MLS site, and there's a triplex near downtown for $315K.You could also look at Shasta County, but your tenant pool will be a bit iffy-er (is that a word?). 

We get a call at 10pm on a weds night from a tenant saying that the radiator in their master bathroom has exploded open and is gushing water.

: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+, 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, 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.

That blew me out of the water.

My neighbors have since joined the Airbnb gang and they make around $75k a year with a pool which used to be $120k NET a couple years ago before a little saturation.

Deep waters 1031 question!!