But to my surprise I have averaged an occupancy from 87% to 97% from October to now It looks like in this final "slow" month I have a 97% Occupancy rate (just shy of 100%) which just brought a tear to my eye because I was so happy that the research paid off, if I went into this blind who knows what would have happened. 

I agree 15 years is not a long time but what is occurring is jurisdictions then pass laws to protect the low cost housing.  

Regardless of which state you choose, be sure to maximize your liability on your renters policy and get an umbrella - this will protect you more than any LLC will. 

With my condo, I believe because they can walk right out of the building to the slope, in many eyes it would out rank a home where you can't do that.

Good insurance, particularly with an umbrella liability policy provides very adequate protection on smaller assets. 

My longest recent rehab was 2.25 months and added a half bathroom, took down 4 walks including load bearing, put up 3 walls, new plumbing, electrical, flooring, huge percentage of drywall, an eye brow porch, new kitchen with full layout change and new bathroom with full layout change.  

They will be your eyes and ears on the ground.Git 'er done! 

If you are going to invest in class C I strongly recommend you physically go visit the property and the area with your own two eyes.

I'm eyeing a 4.6 before we see real trending downwards, but as usual just a projection never really know.

With some of my clients, I've seen discounts of 30% to 90%.Here is a real-life example: I invested in a $50K note; it was second TD but with significant equity (over $200K) protecting my investment.