It’s an appreciation play, not a cash flow play.Get on the green line or the orange line and check neighborhoods around each stop.

It's plug and play.

Playing devils advocate hereThis is also the time the government printed $5T and even NFT’s were of value.Take out the land and manufacturers homes and look at value2007 new sales price was around $65kThat dropped for 10+ years into the 50’s and 50’s and is now $82,300 which is covid related.https://fred.stlouisfed.org/series/SPSNSAUS

Are they looking for cash flow exclusively, moderate to high appreciation potential, or both, etc.Typically, with more “affordable” markets, you get better relative cash flow but also more intensive management concerns (vacancy, collection, maintenance, turnover, etc) and less appreciation.

They should likewise play fair and adhere to the terms already agreed to.I would remind them of their responsibilities.

There is the those that have to sell and yes they are probably selling it distressed or a forced sale- but as you mention if you look at this listhttps://www.nmhc.org/research-insight/the-nmhc-50/top-50-lists/2023-top-owners-list/These companies may have some strategic liquidations but they can ride this thing out.It’s the syndicators who promised people cash and took at short term debt because they played the lottery thinking they could flip a multifamily building thinking prices always go up and cannot now handle the debt burden.

Which may come in to play if your finally 1031 rental property turns out not to make a good rental but an ideal retirement home for yourself, eventually.

You can be sued if it traces back to you, and the FTC will not play around with this.This is why every legitimate company DOESN'T do it.As much as I want to help, it's unethical, and I hope you understand.

That's after 3 years of intense looking and two offers in 2019 that I got cold feet on because it would have been the first investment property that I have owned. 

It might be easier to look for a partner to put up the capital if you find the deal manage the renovation and other time intensive activities.