Anything in the 1.4%+ range are total crap and I don't want them.The advantages with apartments are you concentrate capital, you can increase value by boosting rents and decreasing expenses, and if you get above a certain price point you can get non-recourse financing. 

Just based on the formula an increase in Value can be achieved by either increasing NOI or decreasing Market Cap Rate or BOTH.

I agree with Jim, the only way around the mortgage qualifying issue is to decrease the DTI (debt to income ratio).

Well, it could increase it because you're collecting more rent, it could decrease it because you have more expenses and/or more paper loss (i.e. depreciation), or it could all come out in a wash if your increases in rent approximately match your new deductions.Let's say for 2020 you have $100,000 in profits that would be taxed at whatever your tax rate is. 

Hiim trying to understand this statistics, I understand the math, but not the meaningim if see a constant decrease in the ratio, what does it mean (in the eyes on an investor)?

The idea being to promote studying instead partying (potentially decreasing the damage/complaints on the property), incentivizing the tenant to stay throughout their college career (decreasing turnover/vacancy), and developing some additional motivation for a tenant to choose my property over another similar property. 

If we again go by the info on city-data.com, the population has decreased in that area by 8% since 2000. 

Sometimes I’ll overpay A SMALL AMOUNT, in order to get my terms which will decrease my overall costs.

(both in increased net rent and decreased operational costs, as well as other perks like lower advertised rent)

Or, are you using the 6 months worth of rent as a down payment, thus, decreasing the LTV to 75%?