: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+, 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, 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.

High point for it's accessible entry point3.

The townhome itself is decent but nothing high end.

It would destroy my return when it wasnt necessary to do that.

Many investors from California are choosing to invest in the Midwest because of the low barrier to entry and yearly cash returns making more sense in these lower priced markets.

With the rates the way they are and in my area multi-family properties are being listed for a high amount like $800k for a duplex, with 2 apartments and 1 bath each. 

Cash on cash returns can be found north of 15-20% in some situations.

See my other post:  https://www.biggerpockets.com/forums/517/topics/1196510-any-creative-lenders-for-6-unit-high-dscr-property-fast-close-needed?

"Should I buy now, interest rates are so high...I don't want to househack in a dirty duplex with a stranger, oh whatever shall I do, wherever shall I go? 

At the moment, second lien positions aren't at ideal interest rates, often Prime + 2%+ or in the high 8-9-10%'s.