As returns seems to have compressed in most markets, I thought it may be interesting to ask the following question(s) to the BP community:1)How low can your returns go before you just withdraw from the market or seek other avenues for returns?

As you can see that's quite a bit of compression, and it makes cash flow much more difficult. 

With the compression that platforms like Zillow run over the photos, my feeling is that virtual staging goes further than a professional shoot.

In order of preference I would use a compression fitting before a sharkbite.As for pex, I use it here and there.

sometimes it makes a big difference in Commercial deals.Most times the cap are compressed so much on the listing that it is very little profit for the new owner.

For such a property I would want to get it at 2k a door to 3k a door for the work involved so 40,000 to 60,000 purchase price before rehab.If you get lucky between now and the property fully performing which takes with apartments about 12 to 18 months depending on size you could get cap rate compression of sales prices where instead of your projected 8 things are going for a 7.

I've had success with cashflow rentals aroundSeattle by getting off the beaten path- there are established investors bidding up the price (and therefore compressing the cap rate) on many small multi-families, but those same investors are not going after large 6-9 bedrooms SFHs that you can rent by the room to young professionals and college students.

The seller can wait for the market to cap rate compress closer to his asking price.I have seen sellers wait years before for markets to change before getting close to what they want.

As cap rates continue to compress across commercial real estate sectors and as a residential lending environment become slightly more challenging, institutional investors have capitalized on an opportunity to acquire large portfolios of single-family home rentals in recent years.

I know this is typical across the country now...with property prices going up ..but rents not going up enough... compressed cap rates and all that.