You'll get to make connections that will last with people you need to know and can call over and over for advice on your next deal. 

Hear me out.Over the last years, more and more of the BP discussions circle around cash flow.

In some cases, it may not be possible to purchase and store materials, but if it is, that is one way to protect your budget and avoid a costly mistake.The last thing I would offer for you to think about is having a pivot plan. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases: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+ (roughly 5% probability of default), 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 (around 10% probability of default), 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 still have not received furniture pieces that I paid for back in September of last year.

I was last getting terms around 5-6% for the first 5 years, then floating with prime, 20 year term. 

I looked at Sapphire pretty hard last year, and made a couple of offers there, but in the end decided it wasn't the market for me.

The final straw was just last week when tenant randomly attacked my competency in my professional career.

Once you have figured out the first 2, the last questions will fall into place.

Quote from @Joshua Janus: Cleveland, Ohio is a great market to focus on for cash flow and specific pockets have gone up 2x and upwards of 4x in the last 5-10 years even!