A few questions to help clear up my confusion...Let's go with an 8% preferred rate of return for a simple example.On a $100K investment this would represent an $80,000 PRR to the LPs before any other distributions are allowed.

Based on what we are seeing in the market about 75% (rough estimate) of deals are pausing but accruing distributions to LPs and some are even doing capital calls to prevent a default scenario.  

No investor groups or LPs involved, and we also have a property mgmt company that will most likely be outside of the HoldCo structure. 

If so, to look at this on an ongoing basis, with any sort of realistic output, you need to know the total capital invested, all distributions paid and date they were paid, AND run a mark-to-market valuation to ultimately guesstimate your sale proceeds that would go to your LPs, if you were to sell the asset when you are running the calculation.

I was just hoping to stimulate some conversation and see if anyone had any ideas on how to make our properties even better. 

You want to find a real estate market that promotes and stimulates growth.

If you don't, you will have a "great tenant " that stays there for a LONG time and you lose A LOT of $$ by getting farther and farther below market.You don't go crazy and stimulate a turnover, but you don't steadily fall farther and farther below market. 

While both important to investment metrics, preferred returns have separate implications for distributions than the projected cash on cash return to investors.Preferred Returns Preferred returns relate to the waterfall structure of how cash flows from the underlying asset are distributed between limited partners (LPs or investors) and the general partner (GP or the sponsor).

The ongoing tight housing market also reflects low- to moderate-income households that continue to rent because there’s a scarcity of affordable homes to buy.To stimulate business growth in the state, there is a need for ample affordable housing for workers.

Also, you need to think about furnishing the units, the aesthetic you are trying to create, and the fact that the units may get extra wear, especially your washers and dryers.As far as structuring the deal for the LPs, you don't need to do anything different.