They sell for a higher $ per sqft compared to single family because of the scarcity and the ability to trade off cap rates (which have compressed a ton over the past few years) leading to higher prices. 

Honing in on b class properties also helps mitigate the risk, as in there will always be a need for this type of housing.The other factor is that the stock market is considered quite fragile, and bond rates are poor, so people are turning to other sources of income, further compressing cap rates & driving up demand for MF.

There is no question though on the West coast there is price compression on Real Estate fee's. 

Everything I am reading indicates  prices are rising and cap rates continue to compress and rent in the midwest tend to stay flat.  

Hey Kevin, you are correct about the last two years compressing cash flow.

Today, returns are compressing because of competition so you won't see as many of the higher returns offered. 

As for vs '22' market, weird thing that is happening is in market of my active focus prices are actually up, still, as current as most recent months MOM market read, but same time due to pricing compression as pricing elevates from median home prices the rate of those that have extended listing times or cancel out, rises parabolically.

Can any of these guru programs help someone like Cornelius compress the learning curve? 

Typically compressed or low caps will have the most future opportunities for appreciation in rents, value and value add.

A building that age in your area you determine fully performing sells at a 10 cap but the area is improving and cap rate compression is happening.