The cheaper varieties tend to have slimmer edges that can pop out more easily.

You are correct though, cash flow is becoming slimmer and slimmer; practically non-existent in many parts of the city. 

My best guess is this was purchased cash by someone who can renovate very efficiently and who has slimmer margin requirements.I advise my clients interested in BRRRRing in Atl to direct a portion of their capital to a direct to seller campaign.

Twenty years ago the margins were a lot slimmer. 

So my biggest concern is that by the time the work ends up getting done, prices will have dropped (including my ARV) and lending will have tightened so getting money back out will be a much slimmer chance. 

If your goal, like many wholesalers, is $10k or more a deal, then yes, the market is much slimmer and you're working hard to make the numbers work and find buyers.

-focus on Inland Empire where I could basically do exactly what I want to do which is do light rehab and flip on the really good deals I get and wholesale the slimmer one's for a fee-move to Phoenix and basically have the same strategy as for Inland Empire.

This gives you a leg up on your competition as you can turn a profit on slimmer deals than they could.Networking.

Slimmer than I like.Cap Rate Analysis: If I add up all the rents, and subtract all the costs, take the net with vacancy and maintenance, and divide the total NOI at 7% cap rate, I get a value of $166.5k per building.  

Therefore, the likelihood of selling it to someone for a favorable price is much slimmer and the margins are much tighter than compared to SFRs, at least at first glance.So I guess what I'm asking is, what is your experience with small multi-family properties and have you dealt with issues like this before?