We purchase Class B and C properties for less appreciation possibilities and better cash flow.

But if I understand some of the educational seminars on Biggerpockets they are saying to narrow my niche, maybe to just duplexes and quads.

Helps with cashflow since you can pay the taxes/insurance out of band and once a year vs doing it every month.I do that on my properties.

There will be some costly expense that you didn't account for and because you have no margin of safety in turnkey since the margins are so narrow and the turnkey provider took all the profit out, you will be stuck with what you thought was a 30k profit and maybe a 10% return get slammed down to maybe 3k profit and 2% return for example.

You might want to narrow down on the segment of the industry that you would like to learn more about, then pursue options from there.

This gets possession much sooner, allows for cashflow much sooner, and allows them to stop the decline in property condition.The challenge with NPN notes in low price band neighborhoods is you can easily spend 30k on a rehab, add in back taxes and legal and you need a really wide margin to know you are going to make money on the note if you have to take back the property.

If you could possibly narrow it down to one or two things, what is the most important thing you learned from your first deal?

It won't take you long to narrow your list down.

Mount Mary (A/B), Cooper Park (B) Golden Valley (B+), Kopps Park (B), and Nash Park (B-?).

I am, however, also open to looking at single family units, but I have narrowed the criteria of single family units to those around my alma mater, Wake Forest.