I'm more of a cash flow guy so I'm more into properties in the B and C categories.

I have come to terms with looking out of city/state but get overwhelmed with trying to narrow down a city to concentrate my efforts.  

I'd narrow your market first and then focus on finding a deal that works...

When both “sub-units” are vacant, you can have 3 listings (A, B and AB).

Once you do that you have narrowed down your list to only those that qualify and you then choose the most qualified.Operating without predetermined strict screen standards is like buying a pair of shoes without consideration of what you intend to ware them for or what size they are.

I would think Reg A would be over kill for doing a MF deal.I know a few folks that did REg A but those are for Lending funds.. and they were expensive to put together like 50 to 75k each.compared to the cookie cutter B and C which can be 10 to 20k max.. ???

I have narrowed my list to four areas: Jacksonville, Fla., Toledo, Ohio, Pittsburgh (where I went to college, but not super familiar with the C-class areas), and Detroit.

In my situation that was focusing on B and C class tenants in desirable areas. 

My contract was cancelled but I moved on to a new lender (Lender B) and was still going to try for the same house and in the process of making that decision Lender B called to have the appraisal transferred.

They are both rented for $975/month.The property's assigned schools were terrible before, but in 2018 school year, the neighborhood is reassigned to decent elementary and middle schools and a great high school.I think the new school assignment could potentially bring the neighborhood to class B, and the convenience of the location (close to high way and malls) may be able to attract class A tenants. 2/2 apartments around the area go for $1700-$2300, and the Rentometer calculates around $1650 is the area average and median.On one hand, there's a 3/2 unit across from the street that's been sitting on the market for a while at $1400.