Value is currently $700k more than my acquisition and rehab cost and it has some small positive cash flow (~$5k/month). 

I manage it daily to update base pricing and see what the market is doing, but I wholeheartedly recommend if you want to maximize revenue and get to maximum capacity.Mindy @Collin Hays I respect your position and for sure everyone should run their biz according to their own values. 

: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.

Money is...important, but it's also a way to make a positive difference in people's lives. 

Those 7 years were cash positive, but we just weren't making enough cash flow to make it worth the trouble. 

I've been seeing far too many people with bad experiences and not enough with positive ones, unfortunately. 

At best you’ll be able to buy, through “creative” finance break even cash flow situations, which at best may begin modest positive cash flow in 3 or more years. 

I like that you pointed out all the positives and negatives for a fair balanced post that will help other investors evaluate future options.I have been posting for a while on how hard the North Alabama market has become, and this post shows a good example of it. 

Are you generally seeing cash flow positive deals from day 1?

My clients love it here because of the positive cash flowing deals and lots of appreciation potential.