On the other hand, I’m seeing many opportunities in D-class neighborhoods where properties can produce 7–15% cash-on-cash returns, often in Section 8 eligible areas.

Does anyone have experience/advice owning a rental property in a D class neighborhood?

I just bought an apartment without any w/d hookups.

We fully renovated this house and lot, completely transforming it into what it is now.

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Meeting the < 7-day average stay, >100 hours, and 'more than any other single person' tests is key to transforming passive losses into active ones.

The strategy is elegant in its simplicity: transform one lot into a four-unit residential complex by renovating the original structure into two units and adding two new Accessory Dwelling Units (ADUs).

Once funds transferred the joint venture immediately transformed into a bad movie!

It feels like the "Santa Fe" (CDMX) transformation all over again.The Deal:Asset: 106 Luxury Units (New Construction / Class A)Total All-in Basis: $16,628,390 (Including 9% closing/notary/taxes)Monthly Rent Projection: $1,200/unit (This is the "luxury" rate for the Antea zone).The Math (Pro-Forma):Gross Potential Income: $1,526,400Expense Load: 32% ($488,448) — Is 32% realistic for Class A in Mexico?

After we left, an investor purchased it, expanded and renovated the home, added a clubhouse, and turned it into what is now a high-performing STR worth ~$1-2m.Watching someone transform a property I once lived on into a successful investment has drawn me to media such as Rich Dad Poor Dad, The Richest Man in Babylon, the BiggerPockets podcast, and the REI industry as a whole.