@Jeff S.Recently got 2 bathrooms remodeled, One tub and one shower, with shower doors and moen hardware for under under 20k in San Diego.

(You can take a pic with the door open and the envelope about to be put in/even make a video of it - either of this is an overkill, in my opinion.

Most syndications have seemed to have paused distributions as they deal with rising interest rates.

Inventory should be higher near you with rising insurance costs and that could mean decent deals, but don't jump too quickly.

Corey, it well could be an issue with the regulators as they will see it as a requirement to make the loan and doing so opens the door to the issues I mentioned and perhaps more depending on state laws.Additionally, this may not be a subject to take up with most RE attorneys as financing conflicts are really not their bag, ask an attorney who represents banks or lenders.

It is a bit of a double-edged sword. the refrigerant is going to have restricted production starting next year causing the cost of 410 to rise.

Theyve outsourced management to PM companies, and their property values are rising now quicker than they would have before.So good cause evictions, rent control, things of that nature hurt small landlords substantially more.

I recommend talking to @Gino Barbaro, He coaches students to invest in Multifamily, rising money through Partnerships and Syndications. 

I am managing 40 doors there right now an it an absolute nightmare.

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.