Neighborhood and up/down duplex are both C class.

Part of me says if I currently have close to $17K in annual positive cash flow, after expenses and vacancy's, repairs and cap ex held out, that I should pick up another 2-3 house to get that cash flow over $25K. 

If you buy at the right time you can make a lot of money in equity but pick the wrong phase of the cycle and you have to hold for a long time.

The title of the thread is about D-class landlording.

Jacksonville, FlWe are looking to partner on a deal with these numbers Purchase Price: $125,000.00 Purchase Closing Costs: $7,300.00 Estimated Repair Costs: $35,000.00 Total Cost of Project: $167,300.00 Projected After Repair Value: $260,000.00 High B to A Class neighborhood 5 minutes away from beaches and intercostal waterways and 20 minutes away downtowns.

Hello,Ive had my RE license for a year and haven’t used it yet but will be working with Keller Williams as they offer great classes and marketing strategies.

Based on what you've shared:  If all 12 units were occupied in June, then $500 for a 2/1 is pretty consistent with the C-/D class numbers I've seen around the area. 

Perhaps find a fairly recent graduate from the top of his/her law school class who hung up a shingle rather than joining a large firm.Your pals have other projects in the works so your $200k is out there and the goal should be to get it back asap. 

The market for good rental prospects ($80k-$100k) has been picked over in many respects.

@David Pere thank you for the comment an I would love to grab some coffee an pick your brain especially a fellow Marine!