With the MF market being ultra-competitive these days, especially in the value add space, I see more and more deals accepted with lower targets such as 13-15% AAR. 

Many come on sites like this to boast about their outsized returns or to sell you on a sure-fire system that will make you millions but it's best to filter out the noise.  

. :)  you see the same in Texas in some markets preying on non English speaking.. buy a house for 10 or 15k sell it on contract for 50k without doing anything to it to a non English speaker on terms.there was a guy boasting about it on BP and he finally got ran off the site..  

Hueytown boast a slightly higher owner occupant to tenant resident rate, so you will find better comparable sales in the area, and thus sometimes a higher price of acquisition in this area.

For those who are financially savvy, with a dash of economics and statistics, trying to sell the a SFR boasting about cap rates might be laughable.

To blatantly say dont pay a mentor is wrong and misleading and quite frankly boastful because you are speaking based on what you have done... making some huge ASSumption here!

Myself, I made a recent investment in Haslett.Stats, 2014 to 2015 (median income/wage growth/job growth):Compared to Lansing (35.5k/-0.31%/1.8%) and East Lansing ($33k/-0.25%/-0.33%), Haslett boasts stats of 58.9k/3.0%/-0.25%.

Yes there are some markets that are ultra hot for a brief period of time where that is not the case but over an extended period of time and in most markets it is not the case.As a broker/agent you do not need all of the business just some of it.

Eventually I think you will find someone who will do it but you might not get an ultra low vanilla rate you probably want.

Buy property in Oregon 30 years ago with the idea of building your retirement home on it only to find out with the new laws it won't pass the ultra confusing and complicated template test and your 20 acres is non build able ...