This isn't analyzing deals, this is just playing a video game.

That is our Bible or road plans for repositioning value plays in good hard working blue Collar areas of Ohio.  

we invest in value add plays (no major rehabs) 10-40 units.

Yup this is right out of the Sub Too guys play book. 

For example I know many who are now just lending because they are getting 10-12% short term which is far better than any cap rate on real estate. you do not have the equity upside as you do real estate but its a way to play the short game to see what happens over the next 12-24 months and decide when you want to buy.

It's like playing the couponing game and a store gives you money at the check out.

It's hard to harvest equity on these plays, unless you commit, long-term, towards very light leverage, as the only practical ways to benefit from the equity in your portfolio, if you plan to never sell it, only exchange it, for a lifetime, are to spend the cash flow, or cash out refi.

Negotiating is a skill that needs to be practiced and consistently role played to get right.

I give it ten or so years before we start seeing this play out. 

I currently live and invest in the area and know my market but many of out of state investors get taken advantage of if there don't play an active role Detroit.