After hearing that I definitely got excited and started counting chickens before they hatched, as 1800-2000 extra dollars a month would super charge my cash flow.

Which he clearly states repeatedly does not count.

What kind of unit count range are you looking at

I would not count on property in this area dropping, there are too many people moving here every day. 

I see you're in Mississippi - I'm in Texas and we currently only handle listings in the Houston area so take all of this with a grain of salt.Photo count on an MLS listing is an oversold feature - the MLS in your area sets specifics on listings (for example.

You have to verbally call out the dollar amount of your bid and the deputy has to hear you and repeat it back for it to count.

I see that HUD has historical data per zip code here (40th percentile of the rent prices in the area used for section 8):https://www.huduser.gov/portal/datasets/fmr/smallarea/index....I'm not sure how accurate is their data in some of the zip codes.Here data data is broken down by bedroom count so you can get and idea if it's a house or an apartment depending on the area and room count.Zillow data is limited depending on the zip code.

Not counting the annual NOI stream.Beyond 1 thru 4 above, why are you doing a syndication? 

Most banks will not allow extra rooms/bathrooms/pools (etc.) to "count" in the appraised value of the property if there are no permits. 

Unit count is usually an ego driven measure many investors fall into.