Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Do not have this conversation at 8:00 PM on a weeknight after a long day.

It possible that the market will stay low for a long time.

Good lease and future BRRRRR later when they become wealthy enough.  

Okay, good to know.

That path does not end up in a good place. 

At one point my Brokerage employed over 70 Agents and trust me, those stats track.So when a company starts advertising on my show, or an Agent starts working at my Brokerage I can usually if they'll make it long term or if they'll flame out.

Good Samaritan and Franklin are both close as well. 

You have to learn what you are willing to accept as not perfect, but good enough. 

It's good to hear from you again.