We go to straight to sellers with our marketing the prices our better and the ones that meet our criteria we keep for cash flow and the ones that don’t we wholesale.

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.

This creates a high demand on the land that is buildable.

Hey Khaled, I have a PM who focuses on multi-family and has high praise from my clients.

High rental demand (Section 8 too). 

-While not immune from price escalation, there has been no indication of price escalation thus far.A couple of other notes:-As mentioned, we visited last month. 

Quote from @Patricia Steiner: Price cheaper with cash sale? 

The penalties are just too high. 

I highly recommend starting with a basic househack, easy barrier to entry and gives you a crash course in being a landlord who lives on site.

We also buy at a discount (pricing depending on those qualities).