You still need to do your homework to properly evaluate.3) Red states only: Michigan is a swing state4) Mandatory lead paint inspections: City of Detroit suspended this requirement in APril, 2025.5) Local agent: City of Detroit doesn't require, but suburban cities of Eastpointe, Hazel Park and Warren due.

The B-class with light value-add can work well too, but managing renovations and updates from abroad adds complexity and risk early on.

Properties were turnkey or light cosmetic at purchase.We already have a local PM in place for this client, but always good to see experienced MI operators active here — especially for investors comparing setups across markets. 

Another angle is small efficiency upgrades like smart thermostats, energy-efficient lighting, or landscaping, it’s amazing how much tenants notice and will pay for convenience and aesthetics.

Louis CountyStrategy: Light Value-Add via Rent StabilizationAsking Price: $1,130,000💵 Upside at a GlanceIn-place average rent: ~$1,070Market rent: ~$1,295Rent upside: ~$225/unit/monthTotal annual rent upside: ~$21,600+🔧 Turnover Assumptions (Conservative)2 units require standard turnoverBudget: ~$8,000 per unitTotal capital estimate: $16,000Covers paint, flooring, light kitchen/bath refresh, and make-ready📈 Stabilized PerformanceEstimated Stabilized NOI: ~$102,700Stabilized Value (7.25%–7.0% cap): ~$1.40M – $1.45MNet Forced Equity (after turns): ~$275K – $325K📍 Why Affton, MOAffton is a highly stable South County submarket known for strong tenant demand, limited new multifamily supply, and proximity to major employment corridors.

Things like awkward access, poor light, low ceilings, parking pain, or shared spaces aren’t minor quirks.

Light or cosmetic rehab (I don't want anything too crazy for our first one).

The shed has a breaker in it that turns on the lights.

Ideally, I’m targeting a light-to-cosmetic rehab property in a Class B neighborhood.

A light value-add with clean numbers and breathing room usually teaches better lessons than swinging for the fences out of the gate.