: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.

I can't imagine painting a house for $500... even in Ga, where the cost of living is considerably lower than in Ca.

One of my favorite programs can finance property values down to $75,000 - however, I've had exceptions granted for clients with lower values as long as the loan amount stays above $50,000.

My current APR is 7.15% I'm pushing towards the HELOC because lower cost on closing costs and refi interest rates are the same as my current loan right now. 

It currently rents out at about a $100 cash flow including expenses. 

The reasons are 1- less competition in commercial2- greater property types lead to more opportunities for “value added”3- commercial net income projections include expense for property management, 1-4 unit residential usually do not4- greater “universe” of properties to buy allow higher minimum return standards Of course residential is MUCH easier to successfully deal in, and with reasonable leverage has small downside risk, so I 100% agree that most investors should stick with residential.  

Rather than seeing two travel nurses traveling together and splitting expenses I find it's more common to see a couple traveling together.

For #6, when it comes to alarms, i.e. smoke detector, for example, those should be routinely maintained and not wait under a "capital" expense is needed on them.

Maybe selling into something with better numbers or lower headaches is the right decision for you, however I want to encourage you to speak with a few different experts along the way so that you can account for all of the important variables. 

The local investors are buying for the lower prices then selling to OOS investors and/or holding for their own portfolio.