MF Cap rates in Phoenix are very compressed right now.  

Bond already defaulted if you look at the how the yield has compressed.

That and a bottle of compressed air can fix many problems because half the time stuff just gets dirty.

And the profit margins for flips have been compressing the last few years. 

Then sell everything to wallstreet in 12-15 years at a compressed cap rate. 

At 10 million or even 8 for multifamily you can have enough scale to be somewhat passive the key difference is multifamily is much more cap rate compressed at this point in the cycle versus other assets.If you can invest local and find what you want then maybe it can be a fit.

You just  wait until the next period of cap rate compression to sell or refinance.The second risk is harder to deal with.  

I am finding very cap compressed BS for sale.Regards,Maurice Cox

In SJ and other similar areas, prices per door are going up WAY faster than rents, compressing caps.  

So, I am here to try and learn, hopefully in a more compressed way, how to start a mobile home rental business legally.