: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+, 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, 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.

My vision is broader: I'm investing in high-quality renovations to offer more comfortable, healthy, and affordable living spaces.

You will be less loanable to banks, it is high risk/high reward, and you will most likely be working just as many hours if not more vs your W2. 

I know without a doubt that the ARV would be high (well kept houses go for 500k or so in the area) but my realtor thought that unless they were selling it for 20k, the reno costs would be too much to possibly break even.I reached out to an investor-friendly realtor locally to see if they can help guide my thinking here.

I did a high level comparison where we differed in our underwriting and here are the results:1) Rents: They projected over $300/unit rental gains, whereas we projected $140.

Those are relatively high lot rents though so probably not much upside.

I’m just wondering if 12k is a bit high?

Always just assumed the cost of entry was too high.

I'm 17 years old, I've graduated high school and currently doing an accelerated college degree. in the meantime I'm working a full time job/ a few side Hustles and a budding business.

I'll be offering a high interest rate for just the funds being available to me, even though I'll never need to draw a penny of it.