We manage 275 residential properties with the majority of those in Sherman/Denison so I feel uniquely qualified to chime in.Generally speaking, 3 to 4 bedrooms are the most popular and for a new build, they will lease anwhere between $1600 - $2200 depending on the area, size and amenities.

Outside we had trees taken down that were going to cause major future problems with the roof, gutters and the view.

Insurance cost for weather-related disasters is growing to a major concern in many of the southern markets.

Although it was hyper competitive and timing was super critical on the majority.. 

Your HOA also will have to unless they are organized as a 501c3 which most are not.

@Nick WimmelYou can get decent cash flow and demand for rentals is likely to stay strong in the area given the proximity to major job centers in Cincinnati and Dayton

Having developed a majority of my career in CA the regulations and red tape for construction and development are intense. 

You can say the best out of the limited number of lenders they have signed up under their company but not in general to the vast majority or finance options under all banks and lenders.

Shasta is not close to a major airport making any travel more cumbersome.

: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, 1-3 years for positive cashflow, 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, immediate cashflow and at the lower end of relative rent & value appreciation.