These tend to have awhile before any cash flow due to lease up but equity multiple tends to be higher.Then we have our core plus model which is mainly investment grade credit single tenant we buy all cash with.On those core plus it's 5% pref to investors and split the cash flow above 5% - 50/50 (LP/GP) and upside 70/30 (LP/GP).

Some people buy the D or F grade stuff in hopes they can just sit on it until the A grade development comes to their area. 

Good investment grade duplexes for 250k often sell with multiple offers to local investors within 2 days, meanwhile sub 100k properties sit for months without an offer despite the 2 for one price.

Hoping one of you seasoned landlords can offer some advice.my wife and I owned a pm company in San Diego that we sold prior to our move to Iowa.Initially our plan was to start another pm company here where would manage our 6 rental Props and offer 3rd party management.We have adjusted that plan and are no longer thinking about starting a new pm firm.Initially we had set everything up with PMW (website) and their sister company Rentvine for our pm software.However, since we will now just be self managing our own properties, rentvine is a little too robust and expensive.We are trying to determine what consumer grade software to use that will still allow us to:Syndicate adsPlays nice with tenant turner Offers easy tenant payment optionsOffers customizable applicationsOffers lease templates that can be e signedOffers a tenant portal for maintenance requestsIf any landlords have suggestions let us know.Appreciate any help.

A pm company will not take on a D grade asset and if C grade will not save you from the bad tenant related costs. 

LVT is $1.13 per Sq ft, carpet is $0.87 a sq ft, builder grade windows, slab on grade no basement, panelized construction as much as possible, simpler lighting packages.

If I have to then I go with modular prefab units from lowes.Flooring is LVP all the way, Smartcore from Lowes b/c it is all vinyl so no water problems and seems to hold up better than the cheaper grade LVP.Remember, you are renting out a class B property, not a luxury house - it is unlikely that you will recoup the cost of higher quality finishes.

To find the right location for your assisted living home, target neighborhoods near hospitals, pharmacies, and areas with a high concentration of seniors.

Generally pharmacy is 1.5 to 2 acres.

I estimate $80/month for a 2/1 with Costco grade stuff.