For 5-9 units, you could get to the low 7's assuming the DSCR is excellent.

Still looking for alternatives outside of an excel sheet.

HI Adelaide, @Joseph Chiofalo has a RE broker he works with closely in the area he can refer you..also an excellent 5+ units lender.

@Sean Gallagher Here's an article that you may find useful for ways to offset W-2 income.https://www.journalofaccountancy.com/issues/2023/sep/passive...Excellent point!

This will usually be an excel sheet, or maybe something fancier, that will outline, item by item, everything that needs to be done, parsing out every item, labor, materials, etc. 

unless you have some kind of advantage, or creative strategy, or both (boots on the ground, sourcing quality off market deals, MTR or STR, house hacking, etc.) there is really no market where you can get a few hundred plus in cash flow with current off the shelf rates.you should 10000000000000000000% not buy a random property in Memphis because an Excel sheet tells you you will make $212 a month on it.if you want to go to Memphis and spend a few weeks there, drive around, meet PMs and other investors, and really lean in - go for it. 

Excellent, you took initiative and did something very difficult for most people.  

They are really excellent and can be had for about $30 for a queen and $40 for a king when on sale.

I would recommend Excel 1031, Weiming Peng, he is facilitating the exchange of 6 properties into 3 DSTs for a client of mine.

Logs are excellent insulators, and emit a wonderful fragrance that will never go away.