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.

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

Any current C+ or B- ones that will only get better?

They were Class C and D, which take a LOT of time to stay on top the tenants.Padsplit does this, but only with Class A properties & corresponding tenants.Also, be aware YOU will have to supply kitchen, living room, laundry and other common area furniture and such. 

One of my early mentors said to me "the three most important things in lending are ability, ability, and ability" (so, basically "capacity" in "the three c's of lending".

This is NOT being marketed as subdivided — just something I explored:The city indicated that the lot appears to meet current criteria for potential subdivision (R-1-C zoning, corner lot, frontage & depth meet requirements).No promises made — but it was interesting to learn that a majority of nearby lots don’t qualify, and this one might.Question to the group:For experienced investors/developers — would “existing home w/ potential for income during entitlement phase” be seen as added value?

Too many newbies focus on hype not facts:(New client that just bought 3 Class C-minus properties in Detroit. 

Thanks @Allan C.

In a C class, high CF market, I'm looking for 1.1 to 1.3% rent to price ratio in my Midwest markets.

Phase 1 - Demo, roof, HVAC (this should take 10 days) Phase 2 - Plumbing, electrical, patch roof (this is two weeks) etc.Too many people jump in with anyone who says they can do the job b/c you just wanna believe it so bad.