Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Fixing up a property and turning it into student housing is a smart move—steady demand and solid rental income.Great job!

.- In some markets, that are growing quickly, with great jobs and lots of inbound migration, this could be a little higher - like 4-5% per year over long time periods as demand outpaces supply.

Your story sounds like what you hear when someone has gotten divorced, or lost a high paying job and had to sell or lost the home to foreclosure, along those lines. 

In my day job I’m an ops professional who manages a tech stack and efficiency is important.

There's so many catalysts for population and job growth (Intel, Honda, Amazon, Nationwide Hospital, etc).

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

But move into a retirement "job" for Sean. 

I really appreciate you taking the time and digging in together so I was able to get a full picture of your expectations and how we can do a better job for you and other investors.  

If you really have gone from 3 to 200 properties this past year while having a two W2 jobs, you seem to have found your niche and doing well, good for you.