and am planning to see a few recently built 4/3-4's with finished lower level in good family locations.

I don't know all the particulars, someone more well versed can comment on it, when your income exceeds a certain level, there are limits on your deductions you can take.

I've already done deals and I'm trying to push towards the next level and I see lots of potential in the system. 

My initial infant level of knowledge would tell me it's a combination of being poorly managed (I calculated they're spending nearly 65% on expenses to only have $305K NOI on 95% occupancy at $875/m, if that's even the average rent/unit currently occupied). 

Another choice is that you have the level of interest that should be expected at a 15% vacancy rate.  

Peerstreet was run at the C level by techs - not finance people.  

So I have gained so much from just participating at a fairly low level for a few years, but the people I've met and things I've learned have proved invaluable. 

@Jon Rosburg, I'm an agent for the STS, and it's true, we do have a lot of clients assigned to us individually, but not all of them are looking in each market at the same level or with the same focus/intensity. 

Not only are prices being pushed and dragged down on all middle and upper inventory, but you can get seller finance 1,000x easier than it's been in literally 30+yrs. 

Allentown, Bethlehem have been sluggish in price terms (6% and 2% respectively above their 2009 'fair value' levels).