we'll look at anything in B-C class areas over 4 doors.

Your vision for how you will do the rehab for project A will be different from that of B and C.

C property before buying?

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

But that is my back pocket plan B.Trying to come up with some sort of bridge strategy to then domino the owner occupied refi route first.Plan C is being the opportunity to potential investors, which I have a lot of interested people but ideally want to do this solo.

C.

Two lanes are working best for us right now: hybrid BRRRRs in solid C-plus/B-minus areas and small commercial buy-and-hold via 1031s.

I was supposed to cash flow $100 a month on my Class C - it's zero and -$300 to -$500 when tenant calls for repairs. 

Is this a Class A, B, C or D area & property?

Most Class C SFR properties are now at least $75k.