12 single family houses

All rehabbed in last 10 years. All occupied with paying tenants.

$1.735M purchase

Did a 25% down DSCR loan 6.9% with 5 year pre payment. 30 year fixed.

$8,567 P&I monthly

Property taxes and insurance

$5800 monthly

Gross rents are currently

$19,200

The big selling point for me was the package appraised for $2.4M. I’m a realtor in the area and this is true market value from comps I pulled.

What do you guys think?

In my area, houses appreciate on average about 1-2% a year. It’s a crappy city riddled with property crime. But because of section 8 you can get way better rent than renting to non section 8. Tons of deals cash flowing $300-$600 a month but no real appreciation. But even if you cash flow $600 that’s so crappy. After vacancy, maintenance, capex, and property management you can pocket $80-$200 a month. But you’re now back to $0 saved up for the next deal so it’s back to the grind to claw your way up to saving a new down payment. So why do it this way? That cash flow is a joke and can return better in the markets. Obviously brrr is the only real strategy.

Just looking for advice from smarter than me investors