If you want the quick formula for your SFR:PGI (potential gross income)-VCL (vacancy and credit losses)+OI (other income--laundromat, cable etc)=EGI (effective gross income)-OE (operating expenses)=NOI (net operating income)If you get financing, you do not factor that into this equation.

Second, you would effectively have no skin in the game.

Except you may have to evict on a regular basis, which reduces the net.Tenant Selection Criteria=The kind of tenants in low class property open the door for way more issues beside just the numbers.The only time I buy property in a low class area is if the ARV (Equity has to be substantial) and the cash flow on only 50% of the units meet my ROI.  ...and on a side note, as a Property Manager, you will be charged more than 10% on Class D units (Either in the monthly percent charge or in fees: Trip Charges, Evictions, Make-Ready, Maintenance, etc.) 

I guess I didn't give it a chance long enough to see what strategy was the most effective.

BTW, the entire state of MD is on the way to having "voucher" (no matter which organization) income be a protected class.I take all applications and then according to my criteria select the best qualified applicant.

I do have a select few that are interested in investing and are successful at it that I talk too.

Also would our decision to finance the building + assets together or separately have any effect on this?

I personally dont think the value of the property is as effected as other areas and rental should be decent.

So, if these tend to appeal to an older demographic, does this effect how you accept online payments and application?  

Do I have to suck it up and pay $1.50 per letter, or is using the home printer trick really that effective?