If you want to have a value add strategy, Class C and D is appropriate, because you can go in and improve the condition of the property.

The property has some opportunity to increase square footage and turn one of the units into a duplex unit and drive the rent a bit higher, but I originally planned to improve the property before refinancing to get some cash out.     

After my first day yesterday of making 60+ calls and basically getting no where with any of the calls, I decided to spend my morning researching Cold Calling to improve my approach to finding sellers in the market.

In middle of the road type areas I’m still finding 8-9% with relative ease and room for improvement. 

Possibly the newer ones have been improved, but the ones I got in 2018 have had significant problems with the planks drifting apart and spaces appear at the end of the plank in traffic areas. 2 different brands, 2 different houses. 

As soon as you get the swing of it then improve the property's performance and sell or keep it.

This consists of the purchase price plus whatever you invest into that property over the years(capital improvements).

What improvements are you going to make to it in order to flip something everyone has seen already for a profit? 

Literally all we needed here was paint and small improvements in the kitchens.

Each choice you make is a risk that you will not recoup the money spent, but there is also a risk that you will leave money on the table if you under improve.