Also, try to find similar rental units in the same neighborhood to compare to so you have more of a rent range/conservative approach. 

Mixed-use continuation is best served if you have foot traffic there or if there may be local business who could use a storefront and there aren't a ton of other similar mixed-use options near by.If I was choosing, I like mixed-use better because it gives you a diversified investment inside of one investment.

Quote from @Cam Schwartz: Hey Joel, I know others have run into similar issues with the BRRRR calculator.

The fact he is not selling and not offering to LP, means he is doing okayWhen LP throws money to GP and especially when the cap rate trend is declining AND spread between 10y yield and cap rate is declining, LP is already losing money.I would say LP that invest in 2021 is similar to those car buyer that purchase new Jeep , asset value tanked immediately the moment they are participating in.

I would say these are not deals for a retail investor.Regarding investing in syndications, its really a personal choice of being passive and trusting people when real estate is not your specialty - similar to stocks - I do not manage my stock portfolio because I am clueless on it and my wife is 1000x smarter than I am and manages it.

As a good son, I would spot check the property managers' projections by doing my own research on VRBO/Airbnb/AirDNA to see what I think similar rentals are doing. 

These are similar softwares that hotels use to constantly change pricing depending on the demand/supply for the area. 

I am currently in a similar situation and need to evict a tenant

I am a similar size as you maybe slightly bigger. 

Similarly, suburbs around San Antonio, like New Braunfels or Schertz, could offer good opportunities.To successfully BRRRR, you need to leverage local connections.