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.

Most who respond recommend creative financing....seller financing, sub to etc. or using highly levered hard money debt. 

This normally would not be an issue but the cost of the water/sewer is extremely high in this area and specifically because the meter is a one inch, the costs are much higher than a normal 3/4 inch on a non-duplex. 

However, with high rates, the next mortgage would be very expensive, and a vacancy would be intensely expensive with two mortgages.

Ask yourself: Do you know ANY highly successful real estate investors or sales pros who sleep in, waste time, and still crush it? 

The house includes high-end upgrades such as custom cabinetry, granite countertops and energy efficient appliances.

I am bumping into more and more people that I consider fairly high achievers that seem to have someone coaching them to do better as well.

As a person who has lived in NC & SC and Phoenix, I would highly suggest AZ.

While Colorado's market can be challenging due to high prices, exploring suburbs like Colorado Springs or Pueblo, or even considering out-of-state markets in the Midwest or Southeast, can open up better cash flow opportunities.

When you approach a deal as a relationship rather than just a transaction, the opportunities multiply.For instance, I was once approached by a seller who was the father of a girl I’d gone to high school with.