You’re living on site, so picking a place that feels comfortable, safe, and manageable matters just as much as the math.Before jumping in, make sure you understand what the realistic rent will be, what condition the major systems are in, and what you’re willing to take on. 

And have the yards been left to grow 5 feet tall etc etc.current condition will dictate exit on these. 

They have SCAD, Memorial Health University, and the new Enmarket Arena that's gonna bring more than ample traffic year-round.

I also received a letter from the county saying that my property is in violation of several health and safety codes. 

I'd add that because wholesale deals are more likely to be atypical in some way (for example, they wouldn't pass a normal inspection, or are in worse condition than normal properties, and sometimes close faster than normal), some wholesalers or real estate agents that work with wholesalers will try to throw in additional junk fees to take advantage of the buyers lack of experience.

we currently Airbnb the ADU which is great for us as we can use the place for family visits, part of the building is a shop for my business which saves on business expenses, and the profit from the airbnb essentially cancels out our mortgage.we could confidently rent the two dwellings for at least $5500 total against about $2600 combined mortgage/heloc .pros of renting: generate monthly cash flow which will alleviate increase in monthly outlay as our next property will be more expensive at a higher mortgage rate; continue to build equity in a market defined by increasing scarcity. pros of selling/cons of renting: alleviate our somewhat house poor condition (lots of equity in the house), ability to diversify and get some of that money into the stock market, don't have to worry about tenants.  

If the tenant stays and the unit stays in good condition, rent increases are usually possible with housing authority approval.

Property Condition & Amenities: it’s important to, “Maintain to the Neighborhood.”Key metrics for each Property Class:Class A Properties:Tenant Pool: Majority of FICO scores 680+, no convictions/evictions in last 7 years.Tenant Default: 0-5% probability of eviction or early lease termination.Section 8: Class A rents are too high and won’t be approved.Vacancies: 5-10%, depending on market conditions.Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Class B Properties:Tenant Pool: Majority of FICO scores 620-680, some blemishes, no convictions/evictions in last 5 years.Tenant Default: 5-10% probability of eviction or early lease termination.Vacancies: 10-15%, depending on market conditions.Cashflow vs Appreciation: Typically, 1-3 years for positive cashflow, balanced amounts of relative rent & value appreciation.Section 8: Class B rents are usually too high for the Section 8 program.Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

For investors, this means:You don’t have to waive contingencies.You can make cleaner, more conservative acquisitions.You can negotiate based on condition, not desperation.We’re seeing homes sit 40, 50, even 60+ days in price ranges that used to evaporate in a weekend.

Examine the condition of the apartment, Google the tenants and make sure you have scans of the last six months of rent payments.