I see a lot of properties failing due to poor design and lack of amenities. 

I consider the halo battery performance poor, but not poor enough that I swap them.  

Talking to a local like Greg will always be your best bet.

Multifamily properties are few and far between with poor returns.

I've had the goal to do it in 6-7 months and been beating myself up for poor performance as the GC... feeling much better now!

Does this imply that it is a poor investment?  

Fools investmentThere's a fire- cannot rebuild and investor loses everything; owner ruins his credit; injured tenant sues everyone; everyone broke.Lender calls the loan- everyone losesPaying down a loan does not reduce a payment, this is not a HELOC so that part is not math.There is zero equity to loan on, no one will loan on this.What would buyer have to do to convince a poor elderly person to take this risk- scare them, threaten, lie?

And, I'm willing to bet that most landlords don't do much better than a 10% annual return on their funds.

I am listening to Rich Dad Poor Dad. 

If you want to bet on this, you can wait for a couple years before doing your cash out refinance.