The 8% you mentioned is a typical fee for LTR PM.

: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+, 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, 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.

If I choose to invest this way, it's essential that I understand all of the risks as well as the rewards that come along with it

As for general criteria, the higher bedroom count homes will perform best (ideally 4+), pool is essential, and waterfront is almost a necessity as well.

Investors typically grade areas based on a lettering system A-C/D.

We typically fill leases for our SF in a week or two, even in the winter. 

Typical layout is 2 apartments with 3 beds each.

I've realized that hiring a cold caller will be essential so that I can focus on warm leads and utilizing my time more efficiently.

This is an essential tool for anyone buying a tenant-occupied property.

Our role was hypothetically more operations focused but now I am curious on the raise-- is this different to a typical reg D offering when doing it for someone else rather than yourself?