We like value add in the best submarkets (of the best cities) and believe 8-10% CoC is very achievable w/attractive total returns......after re-positioning (renovations / new property mgt team) are implemented.

I think that just looking at that in general will open your eyes to what the reality of your purchasing position is.2) Within the areas where those properties pop up, determine what units/locations will attract tenants that you would like to rent to.

Working with web and app developers to create best-in-class management tools that drive down costs, streamline processes, and attract and engage millenial customers.

For example, if I have a commercial space that I would like to attract a music school, I will pay a virtual assistant to do market research and provide the names and emails of 40 local music schools. 

There are some real advantages w/scale and a concept called forced appreciation (value add approaches) that make large apartment investing attractive.  

Both markets seem attractive.

I do not think the property numbers are attractive enough.  

well assuming it meets the QM rules for owner occ.. etc.the scenario you presented is not a very attractive note unless the discount was HUGEPV is what investor look at.... what rate of return they want and in notes its usually 8 to 12% APR but with 100% leverage most investors will only pay on face value about 60 to 70% LTV ... so right off the top you would be taking a substantial hair cut.No secret what your trying to do.. but I surmise you will very quickly realize its not realistic .. the discount would be such that it makes it a no go.If your thinking someone will lock up their money for 10 years at 5% well thats not going to happen especially at 100% LTV... 

@Alex Hamilton, the subject is not that it's impossible to do a deal with no capital on a 33 unit apartment complex, its that the OPs analysis of how the deal can be done is incorrect, for reasons relating to cost of capital, ability to attract private investors, analysis of subjects property cash flow, etc.  

Overall from what I see it has depressed multi-family units on the small side (Duplexes and triplexes) and made it very attractive to invest in.