This area is one of the most volatile real estate markets in the entire country.

If you were to approach a group like retirees making pennies in a savings account and averse to volatility, a note paying 8% where the buyer made a 10%+ down payment and has 650+ credit is a good opportunity. 

They have a little higher gains (a lot more volatility) but a syndicator who is willing to put you in a deal with more than 10-20% of your net worth is asking for trouble.

However, larger units offer many many more advantages like more cash flow, lower volatility of income, and non recourse loans.

As a landlord even trying to help is just inserting another person without the specialized training into a volatile situation.

Lower end properties may generate higher yields, but the risk is greater and so is the volatility.

Of course generically you should never buy a property for over appraisal but in Memphis that often means not buying a decent deal.We stopped getting appraisals years ago they are too volatile in Memphis. 

Seemingly rates have gone down values have generally have increased.( with some volatility in there.I just wonder if there is eventually a decoupling of these - or maybe that’s not possible or maybe this leads to a massive debt crises due to increased risk taking.

In such a volatile market that college rentals are, you simply cannot miss the bubble. 

Wasn’t sure what the fees would look like and not sure if the volatility/fees would be worth the short term increased in earnings.