In Birmingham, for example, a $90k property is a solid B/B+ - but I know in other markets that amount barely buys you a linen closet. 

One thing that could clarifiy this and were the most abuse is .. is in the 1 to4 .. mom and pop.Maybe you follow like Dodd frank does in 12 states and make the rules for 1 to 4.. any commercial property bare land 5 units or more exempt.. and nothing required.. with the idea that the buyers and sellers are more sophisticated.. and its Caveat Emptor .

If you are there to do the bare minimum and get C's, it's a waste of time for everyone involved.

.$100K can go a long ways in some of those markets, but could barely scratch the surface in others.

And the answer is....it depends...depends on your goals, how active you want to be and how much you want to pump into the property.First property I purchased I barely bumped the rents (Maybe 5-7%) in order to keep the great tenants and avoid turnover costs.

My business was barely making enough money to keep afloat and I have not paid Sales & Use to the State of Georgia for 2016 or 2017.

Originally posted by @David Schwan:...This is a C property that is 40yrs old and needs about 20k in upgrades...Not really what you asked but what jumps out to me is that $1,000 per unit in upgrades barely gets you past the front door.

I paid cash, with the idea of pulling it back out, and so far, so good, but I will tell you my range has been 65-100k all in, and they just barely scrape the B- neighborhood rating. 

The complicated logistics of it make me feel like just biting the bullet and selling the properties to get the equity out of them to use for BRRR or to buy and apartment would be the best approach.Refinancing to get the equity out is an option to but the properties would barely cash flow at that point and the properties attract difficult tenants that are a hassle to deal with... not worth it for the low return in my opinion.Loving the great feedback from the community on this!

And this is where my career is, so I can not move away.So I'm not quite sure how to proceed...1. buy a property that barely cash flows after all expenses, but I am living in it so I'm no longer paying rent to somewhere else2. or just wait until the market "softens"3. rent forever, look elsewhere for deals and investing...