Thus, I have been looking into the apartment complex space and continue to educate myself in the event that opportunities continue to be brought to me.Sooo In digging into a number of courses my concern is this with the larger 10+ apartments and high numbers 1 million and up.

I think it's more psychological than meaningful right now, but rates will continue to drop.

You'll see a lot of landlords struggling with Section 8 renters that don't pay their share of the rent, don't maintain the home, break the lease, act entitled, etc.If you know what you are doing, Section 8 can be a good thing.

Until builders can catch up and create millions of homes, I think we will continue to see huge increases in sales prices, however, the lack of sellers means numbers in terms of how many houses sold will continue to go down driving prices up even higher

I am struggling to analyze deals and find them.

I'll continue to pay down my debt, save, watch my market for a fourplex and see if an opportunity arises.

Looking to purchase one and struggling with the right calculators to determine the real metrics.

I also agree with the below comment on a duplex build that struggles to cash flow.

These groups often continue to focus on the smaller investor, even when they may have the track record and infrastructure to attract institutional money.  

You could pull out cash tax-free and still benefit from depreciation and other deductions on the rental side, which could reduce your tax liability.Quick Tax Comparison:Selling:Capital Gain: $160,000Tax Due: ~$32,000 (at 20%)Net After Tax: ~$128,000Refinancing:Loan Amount: ~$263,500 (at 62% LTV)Tax Impact: None on the cash-outRental Deductions: Continue benefiting from depreciation and mortgage interest deductions.Refinancing offers liquidity without the immediate tax hit and lets you maintain rental income, making it potentially more advantageous.All of these are rough numbers of course, but just some different ways to think about it!