I manage a few smaller complexes and they are all on individual price schemes though they are usually within a few dollars of each other. 

Loans at 4% Returns at 5% but hard to find that these days...dollar is surprisingly strong.

They sell a 4 unit for close to 1 million dollars close to Jacksonville. they want 250k or 300k down. there's no upside. you can google the properties on biggerpockets and there isn't a lot of satisfaction. it's a slow return and get rich slow strategy. our focus is always as a builder to add maximum value, lower cost as low as possible, build and rent and build and sell the same product and raise prices to help investors out. we have a large market share and large purchasing power in our market in columbus ohio. the one strategy I never liked about turnkey new build brokerage companies like them and build2rent or others is they don't really build close to urban centers and most are single family homes. the numbers don't work on single family homes. if single family was the way to go more companies would be doing it. but by far the most common type of new construction built is three story walk up apartments.

They have 4.8 stars out of almost 1000 reviews, and the BBB gives them an A+ rating but they require 4 to 6 thousand dollars up front to work with them.

Is this pocket a value oriented area (most sq ft per dollar of rent) or will they care more about proximity to highways, retail, walkability?  

You can find comparable sales in 2017 and use that dollar/acre figure to arrive at the fair market value then. 

And remember, this is Pre-Covid dollars too!

You will get plenty of offers but bear in mind you'll need a lot more cash to pay off the mortgage and walk away with dollars at closing.

Do some smaller dollar private lendingA property is too capital intensive and $20k will not get you very far.You also did not describe what level of risk you want to take, so that is something also to take into consideration when evaluating where to invest.

@Trace P. again, why would the government logically spend YOUR tax dollars paying more than market rent for an S8 tenant?