I vetted a few companies and hired one that seemed like the best fit.This is where the real trouble began.The first tenant they placed fell behind on rent by the second month.

My guess is you and I agree that in the "mom and pop" space (1 to around 50 units) there are deals to be found regardless of timing.What @Deshen Tang is referring to in his comment here is my decision to sell 3,000 of my 4,000 apartment units 3 years ago, just months before the market for commercial multifamily collapsed and prices fell 30-40 percent. 

The roof had to be repaired bc a tree fell on it during a storm and the roofing contractor's tarp blew off during another storm and that's how water got in, which the tenant has acknowledged.

"We are sorry your check in experience fell short of your expectations. 

I’m reaching out as I’m looking to venture into the real estate investment world—something I’ve always wanted to do, and now I’m determined to take action.Last year, I found the perfect multi-family house, but it fell through at the last minute, leading me to jump into a single-family home.

So I basically buy move in ready deals that fell through on financing, frustrated seller, make them a quick no-contingency offer and close at their original date (or close to) - best I can do right now.

While mortgage rates have already fell by over 1.00% since August its a great time to do a cash out refinance. 

When the 5 year treasury fell too far, the bank doing this told me they were at the floor.

They want to ensure that the property NOI is amply covering your debt service, and therefore able to cover the yield on the mortgage bond / MBS.As a quick example, let's assume that your property NOI fell significantly, because you decided to simultaneously renovate 25% of the units all at once (taking them offline, and causing NOI to sharply fall for 2-3 months).

Realtor says another deal fell through because it didn't fit their needs for an event location.We'd be coming in with 20% and look at about $10k in initial improvements.