While also being within 1 hr commute to manhattan for my W2 job, not living in an unfavorable neighborhood, and being close to the subway, ideally in queens.

Did you know - in NYC, Manhattan has its own MLS, so does Brooklyn, and Staten Island... and Queens/Bronx/Long Island + most of the Hudson Valley are grouped into their own MLS. 

Investors in Manhattan multifamily properties are ecstatic with a 6% preferred return (not talking about ground up development, but a value-add acquisition). 

Purchase price: $1,500,000 Cash invested: $650,000 Lovely two family brick townhouse, built in 1895, located within a ten minute walk to Path trains into Manhattan.

., Fort Worth, Texas 76103 on Thursday nights.DFW REI Club – dfwreiclub.com – Meets about 2x-4x month, normally on Saturday morning from about 9am-12noon at Manhattan Plaza 6850 Manhattan Blvd, Suite 205 Fort Worth, TX 76120.

For example, if the appraiser says roof may need to be replaced in 5 years for $50k, we will take $10k a year PF increase in the P&L.

Your marble floored Manhattan partner will bill $2k/hr, but your local small practice will likely bill much less.Of course, make sure whoever you are talking to is familiar with securities laws.Last point, you will also want to consider the number of deals you will be doing.  

You seeing similar declines to the Gatlinburg/PF area? 

And only looking in Manhattan under 96th or Prime Brooklyn.  

Little Havana - soon to be renamed as West Brickell ( Google Brickell - Miami's Manhattan) the property here is still cheap (not for long) and rental incomes even as the turnover occurs is very decent but it's about to blow UP!