As a general rule of thumb, no one ever lends for less than the rate of a high yield savings account.  

Metal roofs are highly recommended and should last for a long time I'd want everything to be gone form the old roofing and everything inspected properly before the job gets started.

the cap rate for single family in san jose is maybe 1-2% ; DSCR is 0.25 ; but with very creative strategy we can make it into 0.8-1.1 but the key is using more tenants per unit, also home that has basement and ADU like me, the unit can be rented and while my dscr is above 1.0 but banks can't use it so we kinda stuck to leverage but this creativity of multiple tenants per single family.i am now trying 40 year IO program from one of the lenders such as yours to quality, also i will try no-ratio DSCR at some point.Seriously, by combining hefty cash position + flip program + rent out to multiple tenants ; and sell it few years later, this is the less riskiest project we can do as landlord/flipper.

Seems like the general consensus is the quality of the inputs and the ability to sensitize them is the most important aspect / biggest challenge, so that you understand the potential outcomes.

@Will Boller I would highly recommend Hostfully.

Even if you don't immediately transfer your properties into the LLC, having the LLC established can still provide benefits such as separating your personal assets from your business assets, potential tax advantages, and a more professional image for your business.

High crime & unemployment. 

Guess what since previous weak tenant was market rent you are losing your ***.I look at high cap stuff when it's few years left ( blend and extend ) or it can be weaker tenant at higher cap rate like 10 cap BUT I want them paying about half the going market rent for the building size or less in that market.

Which means I will still need to finance about $400k for each property at about 9% rate (the rate is high because we'll using a commercial loan as we'll be purchasing the properties under an LLC).

: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+, 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, 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.