I will say though last 90 days it has been slower than the last 4 years here in Oregon.

Also be leery of underwriting by anyone that has not been in the market long enough to have long life cap ex failures unless they indicate their cap ex is derived by cost and expected lifetime.  

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.

Getting started can feel overwhelming, but a strong foundation goes a long way.

Tenant relations goes a long way toward building goodwill.

Create columns for Name, email, cell and even Street Address, City, State, Zip and then contact info: Last Contact, Relationship, Status.Then start calling these people.

Working with a licensed broker in Phoenix to source properties for a long-term, institutional SFR buyer, I welcome the opportunity to mentor and build with a like-minded professional. 

2) Buying Class C BRRRs that need at least $20k of workHere's some metrics to consider:Class C Properties:Tenant Pool: Majority of FICO scores 560-620, many blemishes, but should have no convictions/evictions in last 3 years.

Investment Info:

Small multi-family (2-4 units) buy & hold investment.

Purchase price: $640,000

Cash invested: $192,000

We purchase this 4 unit Minnesota rental in April 2025. This is the second ...

Remember that diversification is key, so keep an eye on trends in different regions to make informed decisions.