Costs have escalated sharply, water up 25%, electric up 30% and natural gas up 33%, and at one property insurance went up 400%.

It's more about steady content and natural growth once you nail the basics like keyword integration and technical optimizations.

Yes our fund is similar in nature and asset class.

Its thin and runny so when it dries/cures its naturally flat and level.

Totally agree with you on this.At the end of the day, the big PIMCO/Blackrock/GS/JpMorgan guy would buy it all, just like what happen previously.Currently, the big money with unlimited funds are with two titans, the oil titans and Tech Mogul ; maybe they would conquer all your LP 4 cap Multifamily and purchase it all with 7-cap tomorrow LOL.It is just that, all those that purchase 4 cap , getting screwed LOL , now the same LP is praying to God to purchase the same exact complex with 6 to 7 cap LOLLP investors still getting destroyed.

If a man lies about his name, how long he has been in business, and the very nature of his business, what else is he lying about? 

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

This creates a natural flow for buyers, starting with curb appeal, showcasing the livable spaces, and ending with the layout and lot details.

The biggest mistake new investors make is to walk a property, maybe explain in general terms what they want and then let the contractor come up with the SoW.For a bedroom this could be:- replace carpet- repair closet dooror- remove carpet- remove curtains, nails and screws- replace closet doors, entry door SKU#- replace window SKU#- refinish hardwood floors 144 sqft, clear/oil-based- prep and paint all woodwork- patch walls, texture, paint walls eggshell white clay, ceiling flat white- replace light fixture SKU#, replace lightswitch w decora/white, replace 3 outlets&covers- install blinds SKU#Obviously, the cost would be quite different.

I think the truth that your post brings is in the level of sophistication and market insights of the investors and investment sponsors that are prevalent on these forums, the amount of money we are talking about, and the general idea that real estate, even when directly owned, is passive in nature.