E&O probably isn't needed unless you are offering advisory services. 

In hindsight, I probably should have rented the house and held it for a few years through the boom of the early 2020s.

If I did it by mistake, I could probably do it on purpose.

I think buying points right now is probably a bad idea.

You could probably go as high as borrowing up to 80% of the after repair value (ARV.) 0.8*165,000=$132,000.

For our clients we have found that if we can focus on those zip codes with ROI of 7% or higher or RTP of 15 or lower, we have a higher probability of finding positive COC. 

Ultimately it's less of a science than an art, but people rarely truly change so what they did is probably what they'll do.

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.

@Hamidreza Rajabzadeh Oghaz you're probably looking at a Class A or B property, which no longer cashflow at purchase - unless you find a really motivated seller!

It's probably not going to end well for that landlord.