I live in New York and majority of the inventory on Long Island is too expensive for even renting. 

You will get killed on the C and D properties which are usually the majority of most properties handled by a metro PM company. 

I prefer to stay further from the coast and hopefully further from major storm/flooding events (potentially lower insurance costs).  

The vast majority of new construction, especially in Denver metro and the surrounding communities, has been multifamily and townhomes.

The majority thing about insurance is to protect the HOA from being sued and to protect HOA board members also. 

Columbus also has great macroeconomics - lots of job growth, population growth, and major employers developing here.

: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.

It is your first year when you get the major tax savings windfall due to cost segregation and bonus depreciation.

Under $100k, were talking Old, beat up, it's coming with issues and the vast majority of time there is hidden uglies that come out later. 

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.