I do low ball don't get me wrong. 

These properties appeal to students and low-income renters, especially if traditional housing is limited.

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

You can generally go up to 75% LTV on these products so long as the anticipated PITI is 1:1 with the gross rent.

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

I know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.

. - low vacancy.  

Pivoted to a new market for my 3rd property where the entry price is low but revenue is moderate, average listing quality is poor, and occupancy seems steady year-round.

Low and behold they just shut down my membership. 

I’ve reviewed a number of theses DST’s across numerous asset classes  and there performance /returns are generally fairly low and unimpressive.