I am probably the guy you want to talk to as I am a Realtor here in Colorado Springs who primarily works with investors, many of those who flip properties.

If you are coming in with 235k, you probably would not need much more, if any, to make the purchase.

However, especially if the investor is buying in an area they are not familiar with, they probably will not know the nuances of the local area. 

Chris, Agreed & I see a VERY low probability that interest rates will be in 4s or 5s in 2025, so those deals with variable rate debt will likely continue to bleed.

Assuming your cash flow is there, you could probably support refinancing the portfolio between 60% to 70%.

I've been pleased with them for well over a year now, and will probably roll-over my investment with them when the current funds wrap up.  

Ok so a diff path then my previous post.I also wanted to invest in real estate but just assume( and bet is probably true) that most of the people that find truly good investments have  either or all of the following the most "average joes" don't:1.

Probably the reason was, I wasn't looking for turnkey investments. 

that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I have not done a demo, that's probably a great place for me to start.