No need to write anything more, as your brain will automatically infer that prices in Panama City should catch up with that of the other two cities.

We have had some pretty dramatic shifts in the past 9 months, both with RE prices, and with rates and occupancies.

My honest opinion, is if you are looking at percentage returns, it is more common to get higher returns from commercial than residential, but you are also slightly more susceptible to market shifts.  

That loan will have some bank hand-holding that people dislike (annual reporting requirements for the first few years, all rent checks must get deposited into an account at that specific bank so they can see it coming in and have an automatic "early warning signal" if they drop off, etc), but hey in their case I'd say it wasn't unwarranted, their only track record is that of mismanaging after all. 

What I can say is that RentRedi is a complete management service that manages the entire process from marketing for tenants, through pre-qualification, scheduling viewings with calendly.com, the application, the background check/credit check/eviction check; automatic rent collection, repair/maintenance management: the whole nine. 

I'd focus on 150,000 sq ft and up deals so you get the densities you need. we just proposed 84 units on a lot that is 4500 square feet in Columbus Ohio with reduction in parking from 111 cars to 0 and we will lease off site parking. shift parking off site to save money on garages or push it into public garages. if the numbers work build structured parking which most the time they do it just depends on the deal size. if you want to sell to institutional investors you need at least 100 units in my opinion but the sweet spot is like 150+. in downtown columbus our market you can get about downtown unlimited height land for 1.5 million an acre.

Even if it changes after a mindset shift lol. 

Even if the 17.9% was real net which it clearly isn't, the actual dollars can't begin to overcome a big downturn in value--and unless you get a big gentrifying shift in the neighborhoods you are essentially buying an investors commodity with all the risk that entails.

However as a rule we have a baseline credit score (620) if they are below that- all applicants for the home combined, then we automatically require a double deposit (or higher deposit if double isn't allowed in your state).

Will real estate always remain this desirable, or will the supply/demand picture shift?