Those are also trading at a higher cap rate currently so I feel there is room for cap compression.  

You can also go interest only the first two years and boost further by a couple hundred basis points.Typical down is 25%.An equity play is buying more of a value add property to turn around where you can refi at the new value and suck your down payment back out and maybe more.Cash flow only plays can have an equity component even if not value add when the cap rate compresses in the marketplace.

Buying before the cycle runs up and gaining cap compression is another factor not really available in multifamily.For example if multifamily has caps at 6 there is not much further for caps to compress.

Gino Barbaro 1/How to get more deal flow, even in times where cap rates are getting compressed(already posted this one, buddy:-))2/How to properly line up investors so when the time comes they will get on board.

Either way, I think banking on cash flow as being the larger portion of your overall returns will be the safer bet since you can't necessarily bank on the disposition making up the majority such as when the cap rates were compressing.

I think cap rates will continue to compress, I think rent growth will still happen in select markets, and the Fed will keep rates low.

It simply is the result of compressing all the costs of acquisition and of disposition into a short time frame, which takes all the steam out of your IRR.

The result is car washes and laundromats have compressed cap rates to levels where it is difficult to compete. 

The cap rates are compressed and good deals are hard to come by. 

Within that cycle by asset class each state is cycling at different frequencies of cap rate compression.Yet again within that the cap compression and available properties depends on the deal size.If I have  a client wanting all national tenant for a 3 top strip center at 3 to 4 million then likely cap rate in the 6's.