A C-corp would make sense if you had a big business producing lots of income.

Those larger homes really wouldn't be good comps for what you've described; and you still have to get repair estimates before you can even produce an offer that has a chance of giving you success.When you said "add on" - what exactly did you have in mind for an addition?

The argument for Apartments is that they produce more cashlow.

Claims that depreciation producing passive losses you can use to offset ordinary income are often way over-hyped.

That being said, I know of some new buyers at sale who have struggled with borrowers claiming they are tenants and producing fraudulent long term leases.

My benchmarks are 20% COC--have never heard of SFHs around the Midwest producing 40%+ COC.

This will produce some good feedback that should help you figure out what is going on.

I have networked with many wholesaler in the DC area that state that direct mail campaigns hardly ever produce result.

I've purchased a condo at %50 LTV using an undocumented private loan, and now I'd like to either REFI or HELOC to both pay back the private loan and produce funds to push towards new investments.

Then you're stuck with a never ending series of "maintenance" requests from the PM.So, instead of the pre-tend numbers the seller gives you up front you end up with a property that's producing less rent, is hard to rent, has ongoing costs to deal with problems, and has expenses that were neglected in the proforma.