I do know they have a healthy marketing spend. 

Still, Peoria, and likely basically every other Midwest city, beats inflation by a very healthy margin.

I combine that with my Debt to Income ratio, which tells me how healthy my cashflow is.

Rather than entering and exiting based on market timing, I prefer to change an investment focus/strategy depending where I think the investment cycle is.Per Wells-Fargo analysis tomorow, the future is Fed 2/5 Notes yield around 4% so 50-70bps lower than today and it would not be like in the previous 40 years where there would be a huge spike down "reverse V".So if we assume the Fed Note at 4.25% and healthy spread is 200bps, we expect the Commercial Rate Note to settle at 5.7-6.75% in the long run.Having said that, if cap rate settles at 6.5-7.0 that's a pretty healthy spread, so I expect the valuation to down 50 to 100 bps from today.I see lot of "funds" level syndication these days, almost none of them running in healthy financial metrics.

He knew the risk, it was a good ROI for 18 months, but then it dropped and he hasn't gotten it back because he didn't build good healthy backlinks during that time... so it bit him.

it sounds like you are in a healthy position.  

Still cashflows but doesn't leave a super healthy margin after expenses, vacancy and capex accounts are filled. 

Just curious if the numbers look right to experienced wholesalers before I lock it in...Let's assume the property is in a healthy market area and that my ARV is correct...

Some posts just ramble and then don't even have a specific question.There is definitely a healthy medium.

According to the update, ODC thinks that the distribution has the potential to rise as they continue to drive occupancy, but they want to be conservative and keep the fund healthy.