Quote from @Chris Shon:We started an LLC last year and are about to file our first return for 2024.

But last I check their requirements for LTV/DSCR was very strict.   

Those 5 have tenants in them currently though.Just because it appreciated a certain value over the last few years is not indication it will appreciate the same in the future.

And technology aside, this business hasn't changed much in the last 20 years.

Capital gains are calculated as:Sale Price - (Original Purchase Price + Capital Improvements + Selling Costs) - depreciation (if applicable) = Capital GainYour mortgage or HELOC balance does not affect this calculation—it only determines how much cash you take home after the sale.In Massachusetts, if the home was your primary residence for at least 2 out of the last 5 years, you may qualify for the Section 121 Exclusion, allowing you to exclude up to $250,000 (single) or $500,000 (married filing jointly) of the gain from federal capital gains tax.

I haven't done any deals yet, I've just started searching for a cash-flowing 2-4plex in the last couple months but I'm still about 6 months from being able to afford a 20% down payment with no cash reserves left for maintenance.Aquaculture is an interesting suggestion!

We bought a 55-unit last year in the same market, a market we've been investing in for seven years.How we found itOur property manager brought us this opportunity (and the three previous as well).

The last thing you want to do is move forward with what seems like a great deal but not be able to close. 

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.

Last 2 years single family has continued to increase due to limited supply even as rates are where they are (which is not actually high).