Most of the clubs nowadays require an annual application fee, but it's far better than paying $15k. 

But I think nowadays folks are looking for clean, updated and slightly more modern style.

Nowadays there are more serious/active investors than you can shake a stick at. 

I sold my self-managed village property a few years ago (and that ROI would be unobtainable nowadays), but still help clients invest in the area.

STR seems like the best way to go nowadays.

. @$100,000 /acre= $400,000; yes, you need to finance the rest of the land.   2.  330 units at $3,200 erected= $1,056,000;  Steel is increasing 25% now.   3. 

In fact, with less parking requirements nowadays, we can probably build more units than the neighbors.My concern is: can it be cost effective to build and hold as rentals for positive cash flow? 

Nowadays most properties probably qualify for only 60% LTV so there is no money in the loan proceeds for capex.

However, if you are in a expensive market like CA, NY, WA etc it would be hard to own a multifamily nowadays which is why everyone is leaning towards untraditional househack on single family.

It's usually easy for anyone to manually confirm the comps but the problem nowadays is that the data is quite skewed because of the vacancy rates and inactive listings.