Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Are you focusing your efforts in/around your local market?

Yes, note investing is a completely different animal, apples to oranges.I do know that PPR has gotten a bit into multifamily investing, but I don't think that is their focus.

I am just starting to focus on building our portfolio and growing it hopefully successfully the next 7 years. appreciate the insight, Scott. 

You should work with a Qualified Intermediary that is going to focus on administering the 1031 Exchange and not trying to get paid on the back end. 

Prices remain relatively low, but appreciation may be slower.Monroe: A mix of cash flow and appreciation potential, Monroe has become a popular choice for investors, especially in areas where new developments are popping up.Appreciation-Focused NeighborhoodsBallantyne: A well-established area with high demand, Ballantyne offers excellent long-term appreciation potential, though cash flow opportunities may be limited.South End: A booming urban hub with a vibrant retail and restaurant scene.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

(All of those keep the focus away from themselves and helps them relax, AND it lets me talk to people with NO SOLICITING signs, since I am wanting to BUY for myself).   

Focus on long-term rentals in affordable markets with reliable cash flow, and steer clear of high-cost flips, lower-class properties, or overleveraging in areas that rely solely on appreciation.Good luck!

Hi Natalie, MTR's do seem to be struggling if that is the only focus for a property.