The recent average has been an 86% net to HUD.

Take a year average or guestimate and use that as the charge each month.

In other words, "Dollar-cost averaging" as all the quack financial gurus like Suzy Orman recommend and millions upon millions of Americans listen to. 

If I manage to get out of this averaging 95% of my pre-COVID collections for the next 6-12 months I will be absolutely jumping for joy.

I know units come up from time to time, but did you see higher than average turnover?

There are five things I look at when evaluating a market that I am interested in investing in: Unemployment Rate, Average Household Income, Population Migration, Average Days on Market, and Average Sales Price.

Maybe I'm calculating the gross monthly income all wrong because I'm basically using Rentometer and taking the average rent from that area.

Just the extra earned from these two programs is 1.5x more than the average middle-income earner would normally earn.

@Adriel Hsu IMO 10% cash for class C is way too low... my rentals are in a strong C area with average rents for 3 beds in the $1,500-1,600 range and I look for 8%+ cap, 15%+ cash on cash.

Mason, this site has some good real estate data, it's owned by Berkshire Hathaway: https://www.berkadia.com/research-and-resourcesTry selecting the "Berkadia: 2020 Forecast" to download a pdf with a review/forecast of a few dozen markets.