I also believe there is capital value increase on the horizon.

Possibly invest into a syndication with a short time horizon or some debt.

The issue I am having is that every deal i have analyzed so far looks to be terrible in terms on CoC ROI, monthly cashflow ( -7% to -10%) and also Annualized overall return ( negative in short term and < 10% over 20 year horizon).

There's also a chance the property depreciates in value over the time horizon.

So my buyers 5 to 10 years of owning horizon looked completely different than the sellers numbers.

What I was always told is to always remember how hyper local real estate is, a beautiful property physically and financially can be crushed if the neighborhood isn't hospitable and doesn't seem to have a horizon for improvement in sight.

Here is a short anecdote from the past year: There was a development off Horizon/Horizon Ridge called Quail Ridge.

FL, NY, MD, CA, VA, NJ, Horizon Bank, Kalamazoo MIHuntington MI 75% LTV 5 yr IO product available.

There is some hope on the horizon, as at least a few people in prominent positions are starting to see the options. 

If so, then Horizon Public Health is the licensing agency.