The FF rates in my zipcode are higher than I expected and their quality is less than what I'm bringing online! 

I can only speak to myself personally but I've continued to invest, knowing properties may not cash flow much but I've invested in value-add so focusing on appreciation.

And when I speak with people (or write on my blog) I'm always VERY transparent about the unique challenges of the market there.

So, communication and assignment issues, as well as not being able to explain the maintenance issues and the required work.3) Proper documentation and quality of work issues.

Here’s the TRUTH - If the entire Federal bureaucracy shut down tomorrow, within two years ll NECESSARY functions would be performed by private sector and private charities, the charities  which would have more than enough money from donations from the public no longer paying taxes to fund the bureaucrats, the congressman and Senators $25 million each in “speaking fees” the waste and fraud currently being exposed that has the political establishment scared to death, as well as not having their savings robbed by the inflation caused by the currency “printing press”.  

I’d suggest keeping an eye on the MBS market, as suggested by others, and possibly speaking with a few lenders who specialize in VA loans when the timing is right.

Creative financing doesn't involve the bank, the appraiser, the inspector or concessions generally speaking.

Giving the best quality of service to people is the top priority! 

I would speak to lawyer and let them review the agreement maybe can do a class action and sue personally the managers if fraud.

My suggestion is to buy a property worth more than $1M since anything cheaper for 4-plex will not be high quality.