The hard numbers listed next to them are more telling. 

-I am seeing more and more posts from people who say they have "HELOC money."  

Initially yes; seems like it would be a bit more manageable as I’m just starting out.

Anyhow, I think I'll stick to finding another potential mentor and continue reading more books. 

: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.

Some landlords offered more expensive rent for a 9 month period but the math didn't really make sense (half month savings at most) compared to a standard 12 month lease. 

Some 32.5% of city residents live in poverty, more than double the state poverty rate of 16.0% and the U.S. rate of 14.0%."

Will it have some impact - I am sure it will but it will have its ebbs and flows and settle into a spot that probably impacts homeowners more than investorsJust my 2 cents

Once you have more than 50 units, it is like death by a thousand paper cuts with the minor maintenance calls.

There are a lot more option out there but find what works best for you and become an expert on the topic and dive in.