Anywhere that is high cash flow also means high cap ex and tougher tenant base for the most part so as a new investor, that's not going to be great.

Ex: Sell 3 properties for $500K each and purchase one larger MF for at least $1.5M2.

I factor in 5% vacancy, 5 % cap ex, and maybe $1600 lawncare and maintenance for all 4 properties.  

Hello  @Thomas Sheehan,If your goal is to invest in an apartment where you don't have to concern yourself with maintenance and cap Ex, this deal (or perhaps another with similar rents and lower price) could make sense.The downside to deals like this is that your rents could eventually hit a ceiling as newer apartments (some with more amenities) become available.

3/1 detached will have maintenance/cap ex in excess of $300/month over the long term in today’s dollars.  

If you do have an entity, treat is like your ex - stay as far away from it personally, do not mix funds and operate it at arms length. 

By using this, you no longer require a 3rd party Registered Agent (ex.

My Ex and I were together 20 years but not married.

Cash flow like this is usually D to D- areas, rough tenancies, and a groundswell of cap ex after you close and hit winter in Buffalo.

I estimate we should be able to cash flow ~$400 per month after 10% for Cap Ex, vacancies etc set aside.