BP has a book on Partnerships written by Ashley Kehr and Tony Robinson.On the technical side I would suggest partnering on a single flip which can be done with a simple JV agreement before jumping into creating an entity and crafting very good operating agreements.

I'm not saying you can't make a decent return on rentals - I and many others here have done great with it - but if you have a well-functioning, profitable business that you know, why would you gamble money into Memphis *******es, to put it bluntly? 

Let them build through hard work like teaming with reputable operator who may take a cut but own the project etc.Neal Bawa and associated companies are another bunch or lier’s who project rosy picture to sign up people but fial to deliver.Those two have made my experience with real estate very companies very negative.

Expenses will level off: Multifamily operators have been plagued by expense increases in the form of taxes and insurance, for the last few years, especially in the south, and especially in Florida and Texas.

I operate out in Southern California.

You'll have to operate at peak efficiency to make good money, which means more time, stress, and headache. 

By being physically present, you can gain valuable insights into the property's operations, interact with residents, and assess the team's performance.

According to the current and official Dressbarnwebsite, “REV” is the owner of Dressbarn: “Dressbarn is an online retailer linked to a former chain of women's clothing stores owned and operated from 1962 until 2019.

They usually sell for a really attractive price because investment property financing is (obviously) difficult, somewhat limiting the buyer pool to owner-operator small business owners (who in turn are typically great clients, as well).  

Section 8 can be very profitable if done the right way, at scale, by an experienced operator, but I think it's one of the hardest strategies to start doing because of tenancies and government involvement.Most new people just think it's an easy government check and there is nothing that could be further from the truth.