Being highly analytical—perhaps to my own detriment—I recognize the need for guidance and support from a mentor to help me take the next step and actually pull the trigger on my first property. 

.#4 Closing costs look super high, but they may be quoting you some kind of rate by down.#5...Hopefully your vacancy isn't 8-10%, but always tough to tell. 

I had a friend arguing with me yesterday Pace's program has high value.

I'm not mad, most everything you said is (shockingly) incorrect and appears as though you actually don't know how IBC using high early cash value works. 

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.

The first agent is absolutely certain the house will sell in the high 400’s.

Also, there is a need in the marketplace for a co-living PM company that doesn't charge too high of rate. 

These are things at the high level I want to be looking at for all my real estate purchases. 

Those that own it can be harder to sell as the cash flow from the business will cover the debt service for the business, but not for the real estate.Example: I had a very high-end assisted living facility on the market. 

However the key is making sure the numbers pencil out so that, at minimum, even in the worst case, you can pay back that heloc because interest on that is going to be very high.