We are probably all in for high 20's and selling for mid 60's.  

After months of attempting to get back into investing I just finished my home inspection of a duplex and have a HUD close date for mid May...whoot!

Any recommendations for mid Michigan small multifamily property managers?

But for mid west rental stock its incessant inquires when one wholesaler flames out when they realize this is very tough.. 5 take their place..   

I think BB is great for mid-to-lower end market, hence start with a lower entry point cabin.

The number of units per building generally comes down to the site layout parking zone and code requirements etc.Construction costs are going to start at a minimum of $100 a square foot in most areas for the sticks and bricks that’s for vinyl siding vinyl windows builder grade construction the average right now is about $150 square ft for mid grade product.Generally cash on cash returns are going to be in the 8 to 10% range and the internal rate of return expectations are 18-30% depending on hold time and exit strategy. 

If your looking for mid to large size deals brokers are the way to go.

I have done deals for instance in Grand Junction CO  its not out of state and prices are about what you would pay for same quality in a lot of other markets.. so that's just one I know.The issue with those going out of state which is CODE for Mid west or deep south " cash flow markets" along with some rust belt cities.is investor shoot themselves in the foot so many times.. they set this goal of trying to make a certain COC return and that generally puts them in a higher risk asset and all the associated problems that come along with them and are magnified when you are out of state and busy.If you take any of the cities in the cash flow markets and determine the median price for a home in said market  for example Indy is about 135k  if you buy SFR at 135 to 150k those can and are safe investments as long as you go look at them and make sure they are sound.. what happens is investors especially reading the BRRRR stuff get sucked into buying 50 to 75k props and that moves you into higher or high risk areas and many times you will lose money on low end homes if you only own one .. you never get to scale like your dreaming of with BRRRR because the homes don't preform and you decide heck that did not work.. 

I shoot for mid teens or better.

My current job, while not the best paying allows me to work my own schedule so my daughter almost never goes to a sitter when I have her, so I'd rather not get a regular job (while paying me more will force me to sacrifice these formidable years).