Hi Randy,The reason small apartment buildings haven’t seen the same price drops as larger properties comes down to a few key factors: 1031 exchange buyers inflating bids, strong demand for limited supply, and sellers holding firm on prices since they’re not under financial distress.

I hope you have a strong relationship and trust with this partner, or have some sort of lien against the property to protect your interest.  

Terms for the seller 2nd have generally been 5%, interest only, 5 years.I'm only considering properties under this scenario that cashflow well immediately, hence the i/o payments, in addition to having a strong value-add element.

(direct and strong enough?)

With election uncertainty and changing economic conditions, there is potential for further shifts in the market as we move into 2025​(Nest Realty)​(Garretts Realty).For those considering investing, it's worth noting that Louisville's rental market remains strong, particularly for multifamily properties, where rent prices have increased 5.1% year-over-year, outperforming national averages​(Nest Realty).Lot's of cool things happening in the area!

I believe the rental market will be strong in the coming years partly because the younger generation of adults are less likely to "settle down," and the price of home ownership is significantly higher than it was just five years ago.

It is now the best time to be an investor provided that you have access to your own capital to do deals and don't need third party funding combined with your strong skills in purchasing a distressed property at the right price.

If you have strong income and a busy job, you want to be careful not to bite off more than you can chew.

I won't comment on the actual return to office part itself, as I have strong feelings, but that is what it happening.

I strongly suggest engaging the services of a consultant or advisor to assist you with this matter.