Just a heads-up: with the way the insurance market has been here over the past couple of years, this is accurate as of today, but things could look very different (for better or worse) in 6+ months.

I looked at Sapphire pretty hard last year, and made a couple of offers there, but in the end decided it wasn't the market for me.

Rev Proc 2008-16 does create a safe harbor for your investment intent at 2 years of investment use coupled with  some other qualifiers.  

Plus by taking long-term debt you have more flexibility (emergency case here) of a couple hundred if you came into financial difficulty. 

If you want to quote out high efficiency boilers for six Tripple deckers for example requiring installation of separate gas, meters etc. etc. - that might be a situation where you would want to work with a contractor directly because you would have lots of different options with widely varying costs.

good afternoon, I appreciate your advise in advance. 

I have a tenant who sent me screenshots of some conversation where he was letting the upstairs tenant know they were being loud and asked to quiet down. The all...

Whats making you think rates wont go down after a couple years given the new administration in charge?

That means their pricing tool is designed to price beneath the rest of the market, which drags the entire market down, especially when combined with their algorithm changes a couple years ago that made pricing (IE lower prices) the #1 factor in ranking.Even if you use an external pricing tool, it gets dragged down by the people using Airbnb's pricing. 

I would like to add that grading is more accurate if properties and neighborhoods are graded separately.

I started 2 deals with these guys within a couple weeks.They have been a nightmare to work with.