You can do a band-aid rip and evict all the bad tenants, refuse to renew leases on others, take a large occupancy hit, and then do all your massive rehab, rebranding, etc and then putting in a new class of tenants.

Brass lasts roughly 40-70+ years, steel: 20-50, copper: 50+.

The Meet-up is Monday at 7:00PM on June 19th at Steel City Pizza patio.  8600 Dorchester Rd at Club Course Drive, two lights North of Ashley Phosphate.

The guys you see working on the large upright structures of steel at a petrochemical refinery.

I think getting started earlier rather than later is always smart because it's like pulling off the band-aid.

In the end, I think the same way I will transition my traditional retirement vehicle from higher risk stocks to lower risk bonds as we near retirement age, I imagine I'll trade up to lower cash flowing B and A class properties the older we get.

I believe that the valuations are really creating havoc in the background of the housing industry turnaround of especially the low price band homes.

There are many b and c properties that need some t l c that are perfect for a value add.

Be aware though that many structural portions of a house can have much lower depreciation rates, i.e. steel will depreciate much more slowly than paint.If you have an 80% coinsurance agreement, make sure you base the policy limits on replacement value, not market value.  

It's a pretty good market for rent-to-price ratios (there's tons of properties that pass the 1% rule), and most areas fall under what people could consider their "bread and butter" zone, B and C class properties that offer good cash flow and a decent chance at appreciation.