You are likely competing with a lot of unsophisticated buyers who have money and hear owning a 4 plex is a smart investment.5.

I than let them know my top choices for PM/TP provider in that specific market, not just my own but whoever I see as current best, and what there rates are.     

@Eddie Gonnella Also, when you are at such a scale, you may be able to fetch a valuation based off of cap rates, rather than a rev. multiple.So it is possible, and it is smart to think ahead in this situation so you don't get stuck with nothing if you want to exit!

Transitioning to multifamily can be a smart move, but as you’ve noticed, finding positive cash flow in today’s market can be tricky. 

I could see others jumping in, even really smart people who should know better.  

Or like some of the crowdfunders money flooded in and they made some pretty seriously poor lending choices and they themselves and their investors got wiped out.

When January comes, you will have two disadvantages:- you will have missed on the end-of-year planning opportunities- some of the most highly sought after professionals will be full and not taking clients anymoreAnd the longer you wait, the fewer choices you will have. 

Ultimately, shared laundry works just fine in our multi's - sometimes you just have no choice.2.

PG's are worthless those that have PGs that are worth anything dont need gap funding they have the cash.this is a play for folks you know well .. not for internet facebook BP etc.. people that do this do it because they know you like you trust you and think your a good operator.Public has to many other choices that are much safer bet.. its not always about ROI with those with money..

An FHA loan to force appreciation is a smart move, and with $100K saved, you’re in a great spot.