I know them all , happy to help BTW you do not need a PM you need a " maintenance coordinator " Half the price of a PM with the same service  Hi Bob!

: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 haven't turned over our estimates as I told our realtor that the estimates won't cover the real cost to us, which is higher due to loss of use (no rental income while work is being done) and time that we'll have to invest in hiring and coordinating the work. 

They failed to do it properly and caused the damage.

But without the proper education it's pretty much a waste of time. 

Also, sent my coach and Peter (in FB group) some deals that I felt are worth looking at, but they kept denying my deals without even looking at them properly.

We are Canadians and we invest in Detroit  with proper caution it is a great investment location and we are more the willing to share what we do with anyone who wants to chat

If you are just getting started, good insurance may be the better play.Assuming you have a large portfolio, you know how to manage an LLC properly, are willing to take on the added paperwork and expense, and are not piercing the corporate veil by having mortgages in your name, here are my reactions to your proposals. 

Bear in mind, you will have to tweak these numbers based on what you think are proper estimates.

Go to real estate investor meetups and spend time talking with other investors than salivating at scaling without the proper foundation.