Current owner says there weren't impacted the last time it shutdown.

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.

Good luck as you pursue your goals.

We don't have much capital to work with outside the equity in our current home, but should be able to come up with first/last/deposit on a rental without selling.  

Leases typically last 6-12 months or longer, minimizing vacancy periods.Best Fit For: Investors seeking a “set it and forget it” approach.

I buy and hold.After all the gut rehabs and new builds we did in the last 5 years, I felt the same way.

That was an excellent non-answer to my question, Skyler. hihi :)No they are not all the same. some are only interested in dealing with conventional purchases other are as you say better at handling assignments or double closes, some are commercial specialty, etc....A investor friendly one would be, at least from my point of view, one that understands there may need to be some last minute wheeling, dealing, and adjustment made to close a deal, understand what needs to be done and do not freak out about creative deals.Maybe my understanding or thoughts are wrong but that's what I meant by investor friendlyregards :) 

The last thing was we were a partnership & they would only lend to a corp. or LLC.

I hope you are doing well and sounds like you are an experience investor in this market - would love to maybe grab coffee sometime and hear about the experiences you have gain over that last 15 years!

Reducing rent sets a precedent and can attract price-sensitive tenants rather than those prioritizing quality.Negotiating renewal terms can make sense if tied to benefits like lease length or tenant stability, but always ensure it aligns with your long-term goals.