Quote from @Levi Perl: Have a class C property. 

Quote from @Jessica Cook: okay , thank you for your advice .I currently have the property under contract so as of right now  I should try my best to make it as good of a time as ever . 

Might help bring prices down for the middle class who never thought they could live there.. to me if I was insurance  now that all the fuel is burned seems to me the fire danger has passed at least for the next 5 too 10 years ( time frame for the brush to grow back.. news keep talking about forest management.. there are no forests in those areas is Brush and scraggly oaks..

Class of 2000 here, and take a look at the basketball schedule with the Aggie top 15 basket ball team.  

Maybe the 600K property area goes from an A to B class area, while the 300K goes from C to B class? 

Remove those and the Net S8 Rent will be market rent.Typically, the only way to get more than market rent is by buying in Class D areas and hoping a S8 tenant will live there instead of a Class C area.Keep in Mind: TENANTS QUALIFY FOR SECTION 8 FOR A REASON!

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

First, the $316K w/study seems a little light, and I would interested to see some more details on what they included in their 5,7,15 year asset classes.

Anyone telling you to buy 80k properties in class D neighborhoods and rent them to section 8 for 2200/m is not doing you any favors. 

. #922-2, pp. 86–95) (noting that upwards of 90% of transactions on the Subject MLS offer buyer agent commissions of exactly 3% during the class period, with the exception of the MARIS MLS consistently offering 2.7%)....Although it is true that a nominal commission of $1 would satisfy Section 2-G-1 and Defendants agree such nominal commission is mandated, Plaintiffs have produced evidence that no transaction within the Subject MLS took place using a nominal commission.