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.

Thought about if I did scale to say 100-200 doors that I would hire another company to audit the current PM on how they're handling my properties. 

I'm from Santa Barbara and moved to Oklahoma to get my foot in the door in real estate.

In southern CA, even garage conversion ADU additions are typically costing more than the value added.  

Doors are irrelevant.

Investing in real estate can open the door to many different tax elections as well.A good tax professional can help you collect the information you need, guide you preparing well in advance for year end reporting. 

Hey Maxwell,Find an area that you would like to farm and start sending out oversized postcards via the USPS's Every Door Direct Mail (EDDM). 

Then based on zoning access go after the location with the greatest potential first.On google earth count the doors. 

The couple who lived right next door to our development have an old home that they rent out- it's about 1000sf on half an acre. 

As you are finding out, it is so local that the next door building effects your investment.