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.

The market is at historic highs and could break at any moment.

If every rental listing has a washer dryer included that market expects it and you should have them there.

Amenities include, laundry, assigned parking, and wifi available for each unit.

As @Jerryll Noorden said BE HONEST, full disclosure, INCLUDING that your a licensed agent. 

Treat this property as a business and factor in all the associated expenses, including mortgage payments (if you pull a loan), maintenance, and potential vacancy periods.To simplify management and make this less of a hands-on job, I’d strongly recommend working with a property management company.

I have property in three out of four of those counties including one SFH in Madison, one SFH in Limestone on 20 acres that's being developed to a MHP slowly, and one existing small MHP in Morgan County. 

I just bought a new-build townhouse in Nov 2024 that included a washer, dryer, fridge, microwave, HVAC, etc. for $240k.

I've even had tenats bring their own range, but usually that's included in the lease as are dishwashers. 

These documents include your operating agreement/ corporate bylaws, articles of organization, certificate of standing, and the EIN letter.