I have $50k in the bank after selling my first renovation/flip (took 30 months to sell, but made some good rent in the mean time).Property 1 is class D with 16 units (all efficiencies) located in old downtown, near the hospital and in the medical center of the town.

In my opinion the only time you are likely to see true appreciation is when an area goes through economic transformation - small town turns to resort destination, local industry (ie tech or oil and gas) booms, or something of that sort.

. , @Joshua D. and @Jill DeWit. 

I think much of Germantown may be considered a "C" rated area ( there are definitely some B- C+ blocks but then you also have C- maybe even approaching D+ blocks).

The house is in a C/D neighborhood ...

Originally posted by @Manolo D.

Manolo D.

I can't remember the last time I ran the math on a duplex in my area that met the 1% rule except in C- or D areas.

:D

And you found BP, which will help you the rest of the way.I always recommend everyone read anything @Eric D. has ever written.