Worth area and can recommend one here that has been phenomenal to work with.

Additionally with my own company we have designed our own letters and our own website that look a bit different from the typical marketing strategy out there.

I agree it's a lot of money but if someone is willing to hold your hand and walk you through the process and then stick around with you afterward I think it's worth it.

It might not even be worth it at this time.

After 2017 the market had dried up and we had to go into more extensive projects, typically big basement issues or mold or both.

: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.

In my experience offering GAP loans, I typically charged between 12-15% interest and 3 points due to the loan size.

What makes you decide a property is no longer worth fixing and to replace?   

What will most likely cash flow better than anything you purchase soon (because of prices and rates) is your personal residence (assuming it's a typical home). 

Just need to hear someone say it's ok keep going, it's worth the risk (if it is) :)