Hey BP, I'm feeling a little down. I have been looking for a place around the provo, ut area and cant find a multifamily that falls into the 50% rule. Does that mean I need to find  some exceptions to the rule, or tha...

And most of them are literally low-lives...Constructors, handymen, property managers - you literally have to go through 100 to find one person with moral fiber worth anything.  

. - when you need a laugh down the road, you now have some comical grammar threads to boost your spirits :)

There will always be moral parts of these decisions and how you layer your moral obligations on top of the decision is perfectly fine, but just don't let other people's opinions force you to do something that doesn't work for you.  

I guess the moral of the story is regardless of where the market is headed, I will be ok as long as I "Buy Right":Look for apartments with value add opportunitiesFind B/C properties that are in A/B areasStick to my investment criteriaUnderwrite conservativelyBe prepared to pass on a lot of deals since I am looking for a needle in a haystackBe patientDid I miss anything?

I am very grateful that I've never had to face the moral hazard of management trying to bonus me for writing loans with garbage features, so thanks to everyone in this thread that is the voting sort, for helping make that happen. 

All - I have a moral and business conundrum.

There are mature tree around the lot, but nothing that really boosts the curb appeal.As for the appliances, I estimated the cheapest Stainless Steel bundle from Sears + Tax.

I can write pages about how to do this better, one day I will.The NumbersPurchase with closing costs: $178,0612 points to lender (Private Money total borrowed $225,000): $45003 months holding cost and 10% interest (utilities/taxes/interest): $1850Rehab Costs: $46,391Selling Costs (5% commission, escrow, etc): $17,394Sales Price: $289,900NET PROFIT: $36,470The moral of the story, is build your teams with the best people you can find at the level you are at. 

@Eric Armstrong Seller financing can be a great way to enter a deal where you may otherwise not be able to, or boost returns by doing so.