These areas often have 3/2 SFHs in your range, with decent BRRRR potential.

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases: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.

Index funds beat those returns by a long shot and don't have furnaces to replace or tenants to deal with.As I see it, the only way to actually cash flow in the current market is to do a higher effort strategy (STR, MTR, rent by the room, etc.) or have low to no leverage. 

We have had to walk away from some decent deals because rates were too high to make the numbers work.

These properties often generated decent revenue but underperformed simply because they didn’t stand out visually.3.Natural Language Processing: They also trained an NLP model to review poorly written Airbnb descriptions.

On the positive side, since it is in a pretty decent location, it is fairly easy to keep these rented.

Those are old enough to see some that need extreme updating and could potentially have value add component with a decent spread.

I've used those before for shot-term funding for renovations/rehabs in projects.

I believe it to be a little Southern California hidden treasure for cashflow, mainly class C but if you know what you are doing its a really good option to invest locally in CA with decent returns.

IDK pets can certainly do damage but with a decent long term tenant I tend to want to preserve the relationship.