I'd like to buy and hold getting a minimum $250 cash flow per door with a 12% IRR. 

I assume a D neighborhood. also its close to 2%. but anything that rents for under 700ish os going to cost you. paint and doors cost the same for a property that rents for 1200, but atleast you can renovate it every year at higher rents.

Just trying to determine if long term, even though the tenants may pose a larger risk, in the end result with a higher return.

Before you spend your IRA/retirement money, I would suggest you investigate other ways to invest into larger deals.

Example:  I just had a punk move out, trashed my doors!!

David Sanford I think you can grow the business faster and larger with a partner since two people working together can do more.

You ever think about getting into larger apartments via partnerships?

It is a HELOC so, the best I can say is the borrower paid for a few years but has not paid for at least 7 years and the initial loan amount is larger that the upb. 

Even going with private money rolled to new permanent financing would open the door to many more properties and more options for contractors and scope  and grade of improvements.

In those cases or other specified large rent increases that cause displacement, landlords would have to pay relocation benefits, with increased benefits for the disabled, seniors and those living with minors.The measure would also create a nine-member rent stabilization board to determine annual adjustments, hear petitions for individual rent increases and pursue remedies in court.