It's just too much money to bet on other people's competence.

That can be in A, B, C or D areas.  

A lot of RE investors piled on debt without cashflow to suffice the debt obligation in order to bet on huge appreciation, which is gambling.

The markets I am left to find deals are in concord, richmond and oakland in C- or D class neighborhoods, which I would not feel safe living in. 

In Burlington city NJ a Cetificate of resgistration application needs to be turned in for every tenant turn over. there is a change of occupancy fee that is $100 or $75 if a criminal screening report is turned in.Unfortunately my prospective tenant that has some history. 2 Felonies (Fireworks and coke possession) from 13yrs ago that were dismissed but do not state that in the report. in the past they accepted the CoR application and just scheduled an inspection right away, i don't know if they dug into the tenants background.i know the prospective tenant personally, i know where he works and the people he works for.

My realtor I'm working says that ARV's in that area for a 3/2 1500sf-ish property would be safe to bet on around $100k.

He suggested we file it to be C or S Corp Jan 2018 to avoid paying SE tax.

I think there’s an issue with the A/C or maybe a blockage in the ducts because the a/c is running nonstop but won’t cool below 75 degrees (it’s set on 68 with the fan running). its been hard to regulate the temperature in the house for awhile but more intermittently.

Buying an existing smaller "mom and pop" facility (aka Class C or First Generation). 

Whether you’re a landlord, business owner, or average joe working class citizen living in C or D class properties.