Lastly funding developer who has 3 subdivisions going in WA DC market. these are big time deals and with our funds for the soft costs  500 k to 1 mil on each project my client is going to make  sit down  but probably over 10 million net  life changing money and well we will do good too !!

Our portfolio currently cash flows, but cash flow isn’t our top priority right now since we plan to use this portfolio to supplement our retirement in 12 years when I leave the Army.My biggest challenge is committing to an out-of-state market.

I know a young lady that just did that in my market, so she was licensed just days after her birthday.What are you planning to do with the license?

Investing out of state in the KCMO area sounds like a smart move; it’s such an interesting market with plenty of potential.

We backed out of that deal because there was a freeze that hit Texas market, and that freeze caused a bunch of plumbing issues.

I am always on the lookout for off market properties around the Sacramento area.

Are you marketing something?.. 

@Martin Manning To add onto what others have shared, in the most simplistic terms, apartment complex values are based on Net Operating Income, or NOI, and the cap rate.Price = NOI / Cap RateSo, if an apartment complex has an NOI of $100,000 and a market cap rate of 10%, the value is $1,000,000.Listing agents for complexes love to price based on a pro-forma, which is utter nonsense (unless you're in Austin, in which case apartment complexes apparently have floors made of gold).

The house has been on the market for many months..."

Hi Amir, when studying different neighborhoods in my market I like to use quantmaps.