And 2- years primary residence period based on your physical presence (and no documents?)

If that's the case, I'd prefer A class because of the higher quality tenants and newer physical structures (lower maintenance expenses)- 20% IRR can be achieved de facto but if someone underwrites for 20% IRR, I'd be very careful.

I've physically built and remodeled $50 million worth of real estate in the last 10 years.

@Steven Jackson  I'm not sure if the expression comes from baseball where the pitcher gets stuck between throwing a pitch and throwing to a base and essentially doesn't commit to either which causes a physical "bobble" which is considered trying to trick the base runner and so the base runner is awarded an extra base. 

@Ronnie EdwardsMajority of meetups have gone online, physical meetings hopefully come back this year. 

I would also ask your property manager if they are also an investor and how often they physically go to the property.

Its been a lot of physical work so far but I love physical work being raised a farm kid.

Even at $1,000/month, your putting yourself at risk, physically, as well as financially.  

It makes you seem more professional and gives them a physical tool that they can use to contact you again if they need your services.Good luck!

The first few deals are frds and family and then the job gets easier (or more accurately requires less physical time outside your work) unless you're a buyer's agent most of the time then you're out of luck that is def full time.