Cap rates can be deceiving when attempting to get the real value of an apartment property, use caution!

My management company attempts to sign two year leases and I do not worry about missing an opportunity to increase rents since Memphis does not see the same amount of rent appreciation as other markets.

I would also argue that you are missing out on an attractive asset class if you are only going to invest in "controlling assets" as you point out, it's a job, so large apts which are an attractive asset class are not attempted.

The inside isn't done, it looks squatted inside and it feels like the sorriest attempt at a house, more of a super large shack.

Disclaimer: I'm not a legal professional, however if a party attempts to make a claim on a property who's name wasn't originally on tittle when mortgage was originated is a legal term called "unjust enrichment".

I attempted to wholesale 40 acres in Broken Arrow, OK and the best piece of advise I can give you is to spring for a survey...every potential buyer will ask you for it and none of them will want to pay for it.

Your post sounds a little close to small scale syndication and you would definitely want to talk to an attorney before attempting to do that.

The smallest amount I have gone to court for was about $100 plus my expenses.Other landlords would bribe or pay extortion money to a tenant rather than take up a fight to evict and attempt to collect regardless of the amount. 

What DF did to investors is put us into a box of "preditor lenders" that DTI and 1003 and ATR ability to repay is the regs attempt to force us to prove this loan is NOT preditory, is affordable and a good value.A lesser talked about need is to show that selling price is "market value" and not a picked out of thin air price the investor picked to their advantage.  

Strong ethics.And beleive me in my 20 years of lending in the Turnkey space I can tell the difference between the low character guys and the guys that will stand up and do the right thing.