“ cash flow returns” almost always compare horribly to a simple bank CD after you deduct for insurance, prop taxes< vacancy, capex, prop management (or your personal time.) etc etc etc. 

kept using people who don't do real estate to do my taxes, and also they had horrible communication skills, I don't trust people who only see u as money.

Traffic is horrible at peak our in certain areas and you will do well to look into that.Last i want to say that i have not really seen rents fall significantly in many markets, but in dubai i see it frequently.

However, if friends/family/community members can get them there, that’s going to give them the best possible financial outcome in a horrible situation.

Horrible company.

(As AZ and your current state will fight over who gets to tax your gains with the federal government.)I have to throw most of the shade on your horrible tax guy/cpa who didn’t tell you renting it out was a $50-$100k mistake. 

Also, running a LTR in a bad neighborhood is a horrible idea.

So a deal that look great to one investor will look horrible to another and vice versa.

It will obviously make a horrible rental at $5M. 

Then I had another one where the buyer brought as is under the impression that legalizing would be easy and found out it was not ever allowed and a portion of the structure had to be demolished because it was built horribly and a hazard as built.