Or do you instead knowingly over-collateralize the assets with a REIT, take new securitized debt as profit, and sell the corresponding rental yield payment overages to the pension funds and municipalities of the world willing to eat your "sexy" 6% dividend?

Is the description dull and sterile or sexy?

Then to really mix it up and throw you a curveball, they go with a sexy beige tile in the bathrooms and some ritzy beige carpet in the bedrooms!

GRM's in San Francisco and Honolulu generally run in the mid teens to the mid twenties depending on the movement of the market. 

How old are the "teens" are they older than 18?

We chat to our teens "these properties are your college fund" and they don't care.  

On paper it looks very sexy, but in reality it's much different.IMO - I recommend to my out of State/Country clients to stick with post 1945 built homes that rent for $700 -up.These can be purchased, rent ready & with fresh rehab, for under $60k.Of course, the higher up you go in purchase price, the better the home.  

For example, when I first got started, I was really drawn into the "sexy" thought of buying a home for $25k [all-in] and renting for $500+.  

Hard money is typically at pretty rates, mid-teens, and short terms, 6-12 months.  

COC in mid teens or higher.The strip centers are NNN with CAM re-imbursement so passive for landlord with management versus what you are looking at.