There doesn’t seem to be a lot of great deals where I am since land has increased in value so much in the last few years.

For the last 4 years in AZ, I have been a home inspector.

My last rehab was projecting far better than a 2 to 1 return which was fortunate because we went way over budget (my worst over budget by far ever).

STR is a slowly dying model that exploded in the last 10 years and correcting big time.

From what I read (last week when someone else asked a similar question), only foreigners who are permanent residences or some of those here on work visas are allowed to buy a home. 

No evictions within the last year.b.

@Polat CaglayanI've never seen a formula but here is a general rule of thumb for multifamily:The class of an apartment refers to the quality of the building, which can be determined by a number of factors, including age, location, and condition: Class A: These are the highest quality apartments, typically built within the last 15 years.

Leave you with one last question: Does your reports from any software tie in to exactly your tax return? 

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.

But as of the last 6 or so months I seem to be losing direction.