Double check any cap ex you might have coming in the next year or more there so you can plan to set that aside (boilers, roofs, etc).

From what I've been reading, cap rate is not a reliable metric for STRs.

During that time I've often described the multifamily market as a traffic collision at a 4-way intersection where you had (lack of or negative) rent growth coming from one direction, and from the other directions: cap rates, expenses, and interest rates. 

More people are buying in the Owens Cross Roads, Harvest & Meridianville areas because you get more bang for your buck.

The maintenance and cap ex will kill the cash flow at that low a valuation.

That's what keeps investors like yourself holding on because the cash flow is non existent between management fees and cap ex which may not present itself in year 1, but when it does, its crushing in these lower price point properties.

Is there anything wrong with me (legaly - he also bought the same stock and made 5x more than me) and is willing to take on cap gains as a thank you for me.

Multifamily doesn't need any more pressure/demand since cap rates can really get low when too many people pile in, but I have to say that commercial real estate (including large MF) and other types of passive investing (mobile home parks, storage, etc.) can really make like much easier.

Cap rate is a good metric.... as long as you know if all the expenses are in the scenarios.

One posted about buying a cheap quad,  i used her bumbers provided and my maintenance/cap ex to show negative $600/month.