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.

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.

Your buy box is solid, KC performs really well when you stick to value-add SFRs in stable C-class pockets.A few quick insights:• $1,100+ post-rehab rents are very doable in the right areas, especially if you’re open to Section 8• Wholesalers in KC are active, but the good deals move fast, relationships matter• Make sure you’re underwriting the actual rent, not “pro forma” rent (KC wholesalers love optimistic numbers)• Property management will make or break you out there, so don’t settle on that piece

I’ve built a portfolio of 25+ doors here using the BRRRR method and now run a vertically integrated company that helps out-of-state investors buy, rehab, and manage long-term rentals.For what you’re describing: cash-flowing under $250k, strong rent-to-price ratios, and appreciation, Birmingham checks all the boxes:Median home prices around $180kSection 8 rents often $1,100–$1,600 on the right propertiesSolid blue-collar tenant basePlenty of value-add opportunities in B/C neighborhoodsBRRRRs are still very achievable here compared to most markets (we do multiple a month)Happy to share data on which zip codes are performing well and which to avoid.

Each of these markets has A/B/C pockets that perform very differently.

Quote from @Al Watts: @Roger Hobbes "Almost all Black homeownership in 1960 was concentrated in lower-graded (C/D) neighborhoods.

Higher than every stress test the office market has lived through in 25 years.The office sector is going through a real correction—finally forced to reckon with remote work, hybrid schedules, aging Class B/C properties, and loans written on 2019 assumptions.

This is a grade C property.

- What about the DOM differentiation between Class A, B, C & D areas of Detroit?

Setting up a new LLC for each flipping project is a common approach to limit liability, but as you mentioned, it can get tricky with all the bank accounts and bookkeeping.One option to simplify things is to set up a holding company (LLC or C-Corp) to own the individual LLCs for each project.