Our city holds a lot of gems if you know where to find them.

We choose to do full clarity, separating them so clients know exactly what is for what, nothing hidden.     

A lot of flippers and turnkey companies taking advantage of "hyped up investors" and selling them Class C & D rentals without telling them the whole story.Not sure there's anything wrong with the Memphis market, but did hear Nashville is slowing.Detroit is still growing and we've helped a lot of investors with "BRRR Turnkeys":1) We help source a "fixer-upper", but don't really care who you buy it with2) We handle the renovations, providing bids & video completion updates3) We find a tenant4) We manage the property It's cheaper than buying a Retail Turnkey AND you know exactly what rehab was done and the quality of all the work that gets hidden behind drywall:)DM us if we can help with anything else.

They'll fight tooth & nail in court to keep a full accounting hidden, even to the point of claiming protected work related.

Finding the right realtor/wholesaler can be a huge advantage, especially someone who knows the local market trends and can spot areas with hidden potential.

I recall reading something along these lines in The Economist, pointing out how hidden fees can vary widely depending on local ordinances.

In Ohio, older homes might bring hidden maintenance costs, so that $20k reserve will come in handy. 

For example, if you’re holding a triplex in Irvine, the strategies are going to differ greatly from someone managing high-end rentals in Newport Beach.Costs and Terms: Watch out for hidden fees.

I Came across a video from the bigger Pockets team, this video gave a ton of gems.

Point being that property you acquire 1-2 years ago is likely to be subject to deferred maintenance and capex, so their "long term" performance in rankings 1), 3) might skew poorly in year 1-2 but may pickup  after you've found and fixed all the hidden issues.I know if i did this exercise across my portfolio, the recently acquired ones wouldn't be fairly "stacked" because of all the year 1-2 cost build up from what the seller deferred, but have good chances at being future performers in years 3-5.Maybe that's why you have 2) and 5) but curious your general thoughts here are for evaluating this.