You aren't offering any unique amenities.

I've had them long enough to keep pushing up rents so that I am at the top of my niche, but know not to exceed it because I'm just about at the point where if I raised rents another $50-$100 I'd be crossing over into the lower end for larger units.

That’s part of what drove me toward the luxury angle, catering to a niche market that’s currently underserved.Your point about local demand alignment is spot-on.

Obviously every situation is unique it's on you to check with your intermediary and lender to determine what price range would be realistic to start looking for deals in before it closes so you are ready to roll. 

Theres so much value that you get and the strategies taught are unique and data driven.

A specialized commercial broker in a specific niche or any commercial broker?

Are you both friends and have unique skill sets and are breaking up the duties of investing based on those skills?

As in any area of real estate investing, it's best to know your niche and the areas you're wanting to do business in.

If your clients/or yourself put the time into learning and figuring out a niche in the RE world that excites you, start looking for deals that make sense and always run the numbers.

Those that are portfolio lenders will often develop a niche, where they are really good.