I noticed that its mostly for fairly large multifamily properties, like 100+ units.All other things being equal, at what property valualtion do you think it starts becoming a more reasonable approach?

Hi Marshal, welcome to the community!

To find deals in Philadelphia, focus on off-market opportunities by networking with wholesalers and local investors, attending meetups, and leveraging platforms like PropStream or MLS.

or options 3, 4 and 5 don't supply washer and dryers and either the tenant provides their own, rent appliances or goes to community laundramat.

His site makes the following claims:"We are honored to partner with the City of Fishers to build this vibrant community near downtown.

Have you tried contacting a local community bank? 

The numbers may be 30-40% lower than today's cost, but the process/approach to estimating may be good for you to review.

Regular DST only produces 4-5% CoC, but my simple no-hassle realty mogul(and the like) or other REIT can produce 4-5% too by default, the best REIT return is 8%.I'm still thinking if DST is the right approach.

This is where your focus should be, not buying section 8 rentals or focusing solely on increasing your portfolio by 2x, 3x etc.

However, with careful planning and a proactive approach, you can navigate these hurdles successfully.