Oftentimes the "immediate and highest return" evaporates once you get into it and start dealing with various issues that weren't addressed upfront or due to location (harder to fix). 100% agree with you!

Where are you located?

I am debating using my local lawyer vs. finding a lawyer in the state where the property is located.

Views, location to attractions and layout of property can make or break you in a good location or not so great location.

This is as good a location as any? 

I'm located in the Salem area and while I've looked at properties locally, I just don't think my area has the same draw as Portland or Eugene.

Just curious, where specifically is your apartment complex located? 

Anything smaller may not attract larger investors or offer the economies of scale needed for profitability.Design Style: BTR developments often consist of attached townhomes, usually with features like garages and a more upscale design to appeal to renters looking for something between an apartment and a single-family home.Location Factors: The success of your development depends heavily on location.

Be sure to read the rules located in the footer of every page. 

A lot of my clients are seeing great success in C/C+ locations that are in the major areas of growth, so they get the mix of appreciation and cash flow.