Based on my analysis, a good amount of the multi-family properties for sale within Blue Island would seem to cash-flow, but the sticker price on some of these properties seems too good to be true.

This includes the two appraisals at $500-$750 each.Attorney costs are usually $1500-$2500/transaction, including lender's title policy and whether it's a new policy or a true refi.

Is this true? 

The beauty of being an adult is you get to define success however you want. 

Not true in 99% of the cases.

That is 100% true of this contract. 

  $50/sqft for a full interior and functional update, $100/sqft for a full gut down to studs, $150/sqft for newcon .If these numbers make sense I would want to visit the property for a true estimate, where it would be line item work scope development. 

Quote from @John McKee: 7% is better than a DST, but look at mortgage notes as they provide a higher return and have no acquisition fees, capital calls etc.It's true that you can get higher current return with notes, but there is no upside upon exit. 

It's really easy to fall to the trap of social media and Instagram gurus screenshot Ing their so-called returns on their stories and making posts about how much money they made, and wearing crazy Rolex watches and recording podcasts on yachts to believe that all that hype is true.

I am now keeping away from funds that are leveraged so high and chasing yields that are too good to be true.