Also, not very easy to use typical methods of valuation like comparable sales - there is no public tax assessor's website that you can just freely grab this from. 

•Likely, the new property wouldn’t be cashflow positive due to the market conditions.2.Upgrade to a Bigger Property and Sell•Sell our current home and move into a larger house to better meet our family’s needs.• Use some equity from the sale to make this transition smoother.I’m torn between maintaining our current home as an asset and buying  a new smaller house to use as a rental after we move back in versus simplifying and focusing on a single upgraded property Considering factors like market trends, potential equity growth, and quality of life, which path do you think would be most beneficial?

So some ballpark numbers if everything remain the same, ($400ishx12)x10) would be $50Kish + the downpayment I see I got some positive numbers and after they are paid in full is when I believe the cash flow will be in better shape.I am planning to have all properties for long time, so I am planning (fingers crossed) to keep my primary income (job) in order to keep buying more properties.Once again, many thanks for all your comments.

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.

@Dominic CampeloWith your contracting expertise and business growth, you’re in a fantastic position to enter real estate investing.

@Haley White that’s awesome you were in a position to be able to pivot and take advantage of the market. 

Those 7 years were cash positive, but we just weren't making enough cash flow to make it worth the trouble. 

It may make sense to save a bit more and invest from a position of power.Keep in mind most helocs are adjustable.

Make sure your rent covers all expenses for positive cash flow.

Moreover, I would recommend prioritizing a W2 position over 1099 self-employment/sales for two reasons.