But that’s the game we play. 

I loved watching them play

Posted this on the Multifamily section, but realized after I should post it here.I am a current Senior at the  Catholic University of America playing Baseball and finishing up my accounting degree.

U can target any real estate  although its quite robust for what your looking for.. we go for land and development land for the big money plays

If it's a long-term play, the potential savings on PMI with a conventional loan could be significant.Have you compared rates for both options?

we invest in value add plays (no major rehabs) 10-40 units.

I would only consider Decatur for a cash flow play, not an appreciation play.  

Redeveloping into mixed use live/work/play projects has been the most common proposed solution the past few years in my area. 

Main thing I would think of if you are targeting families are things like pack and plays, cribs, gamerooms for kids, etc. as well.

This will be a 10 year play.