On the other hand, they will manage investor's unit as part of an 'apartment complex' (https://www.zillow.com/b/6734-summer-fest-drive-109-110-san-...).

The street is Byrams Ford, i'm bveing told its closer to a B by my broker.

Purchase price: $225,000 Cash invested: $50,000 Fit criteria of A and B rated school in good area that could appreciate over time.

Payments where 10k per month, principle filed B/k 3 years ago but still in house.

Fit buy box of A or B rated school district in good area that could appreciate over time.

Fit investment criteria of long term buy and hold, in an A or B rated school district, that appreciates over time.

I’m making a few assumptions: 1) at least some buyers and sellers will accept much less agent handholding than commonly assumed, 2) the primary value that agents add is a) pricing guidance and b) advising clients on offers and counter-offers, and 3) there’s no truly compelling reason why North America has the highest average commissions in the rich world.

My buy box is a home 5 years or newer, A or B-rated schools in the 200K-400K range that will appreciate over time with someone paying down my debt.

For example for me, CoC does not matter as I buy in A/B areas and I hold long term so I am comfortable knowing even if I have zero a slightly negative CoC to start over the long term it will turn and I will end up with a nice return after many years. 

Get a B class property with a normal tenant.