Truth be told I would love to get in that sweet spot where I realize annual losses after depreciation.My plan here is, and I am confirming my belief with some more marked due diligence, is to get into the park with no money down and to add value by increasing rents slowly and consistently, renting vacant lots, and adding homes and getting them rented. 

.- I use an expense multiplier of 0.54, assuming 54% of all income will go to expenses such as refinishing units/addressing issues as they arise.

The sale price was $430,000 ($53,750 Per unit, 7.66 Cap Rate and a Gross Rent Multiplier of 13.04).

It will also be harder to finance, even if the use is consistent zoning.If you are new to Philly and/or you're not an experienced investor, be careful.  

Maybe an area that has consistent job growth will help raise the values of even these lower priced houses? 

Of greater importance is:Don't get sucked into D class being great cash flow its only great cash flow on paper generally... the reason its D class is you WILL NOT get consistent cash flow.. that's what makes it D class or one of the attributes to the Classification of these assets from A to FI call them paper tigers... :)

One thing I am consistent with is I always manage to upset someone with my drive.     

I think for the most part the "numbers" and their conclusions match pretty well with what I (and many others here on BP) expected, now that their portfolio is "stabilized" and they have some consistent operational history and have seen some tenant turns.

I started a small REI study group consisting of friends and family.

As usual, it all depends on purchase price and the markets are continually changing, but Kissimmee is consistently solid (no surprise), Gatlinberg and Palm Springs also seem to be pretty strong markets.