All of my rentals fall in the 1% to 1.5% rule, including a newly built 8 unit complex in Barboursville, WV.

Great insights, Mike.I just purchased a unit in the Samsura complex in Tulum with a few friends and also picked up a unit in Puerto Vallarta with my friend who bought in Akumal.We researched the builder first and then the location.

We had intentions to buy the neighboring properties and build an apartment complex.

When its a small apartment in a complex I say no.

Then if you end up doing a self directed IRA instead of a Solo 401k from not having any self employment income, you are subject to UBIT rules, which can cost you thousands in fee annually just for the filing depending on the complexity - in addition to the tax owed. 

I have an old 12 unit apartment complex that is really a series of 3 large houses. 

It only applies to apartment complexes.

Hey @Jason Hutcheson - This is an inflection point moment because hiring the right general contractor can either make or break your investing career.Here in Chicago, our fee ranges from 12-30% depending on the job's size ($25k-$800) and complexity (bathroom vs. adding an addition).Before you make things more complicated with incentives I would just make sure you find some that you know, like, and trust. 

So, most investors are turning toward small multifamily or other hands-off type commercial real estate properties.Aside from buying an entire storage facility or small multifamily complex on your own, another more affordable entry point into commercial real estate can be found through real estate investment funds.

Have you ever heard anyone say the tax code is complex?