And considering I think a person who puts in plain black and white that integrity and character of the operator are key -- and then does something underhanded and incompetent is just mind-boggling to consider -- so I'm only left with a negative feeling about the documents these darned attorneys dream up! 

They originally wanted 360k, but the mortgage would have the property running negative for the foreseeable future until all renovations are done, which I won't do. 

A SFH in a neighborhood with HOA or owner occupant neighborhoods your rental property can stand out in a negative way because tenants don't waste their money watering the yard. 5.  

And if CA and such has negative cash flow but good appreciation.. then maybe I can find a place that has a balance of both. 

Even if you are negative cash flowing but living there, it may be worth it, as you are not paying rent to someone else.

A Plus, a neutral or maybe even a negative to some.

I only bring it up to say it can be done, even with a group that doesn't have a long history in that market (the two deals I mentioned were the first in the market to acquired by a Sumrok student).

This deal has turned very negative.  

Last year was the first and only year we had a negative cash flow, and that is driven by the anti-landlord west coast sentiment.  

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.