My guess solely looking at your numbers is that it's an older/distressed property which means you have to account for more costs in capex. 2nd thought being it's not in the best of neighborhood then you'd have to take into consideration lower quality tenants/ neighbors and maybe increase expected vacancy and late payments.

The Charlotte area population is expected to soar by 50% by 2050.

Looking great! 

. - Expect buyer competition.

My expection is at that rent point, all inclusive Pm would be at least 10%. 

The NAR settlement was ridiculous and has only forced agents to do more paperwork and disclosures, but the vast majority of us are still working the same way.The law requires the agent to sign an agreement with you.

Meaning, a Class C Neighborhood will have majority of Class C properties, but there will still be some Class B and some Class D.

The new facility, dubbed "Arsenal 1," will encompass 5 million square feet and is expected to start manufacturing operations by July 2026.

Neighborhoods near major employers like the AFB often provide reliable rental demand, which is a great foundation for a long-term hold strategy. 

Investing in a single-family home in LA and expecting a good cash-on-cash return will be very difficult.