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. 

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.

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

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

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

I’ve always been interested in real estate and learning how others build wealth through it, and I’m now wanting to apply an investor mindset  to my first purchase.My plan is to either house hack a duplex or get a SFH/row house and add light value      I am interesting in finding investor experienced local agents if it was a SFH we would look to add value through light cosmetic improvementshold long-term in a stable high demand rental area. 

Are you looking for something turnkey or would you be open to something needing light to medium rehab?

I’ve never completed a turn with zero paint or light spackling, even in newer homes.Where I draw the line is actual damage.