Safe to say that many punters who invested in low cap rate syndication deals, especially during the peak of the hype, are getting schlonged right now. 

Those rates would be low in my area by half .I do service work , the clock starts ticking when the truck leaves the shop and doesnt stop until the truck and men return .

I applaud you for putting it out there but 1) maintenance/cap ex is far too low for a duplex 2) no PM. 3) vacancy at 1% will be challenging if achieving near market rent.

Risk entails everything from lawsuits to lack of diversity in investments to low rates of return to high exposure to vacancy (more units theoretically lowers vacancy exposure).

Tenant quality is extremely low even in so called C areas.

I'm working with a company who owns a small, 19 unit, senior and low income apartment building.

Property TypeUnderstand the different types of multifamily properties:High-Rise: 9+ floors with an elevator, often urban.Mid-Rise: Smaller than high-rise, usually with elevators.Garden-Style: Low-rise apartments in suburban or rural settings.Walk-Up: 4–6 stories without elevators.Manufactured Housing Communities: Mobile home parks where land is leased to homeowners.Special-Purpose Housing:Student Housing: Designed for college students.Senior Housing: Dedicated to older adults.Subsidized Housing: Affordable housing supported by rent and income restrictions.3.

However, I like that there isn't a lot of work to do and I could still make the property really cute with not much risk.Inventory is so low.

I feel I'm on the low end, but my COC return a year later is roughly 14%.

@Geovanni Cano sellers don't like FHA, it is meant for people with little money and very low credit score, plus you have an FHA inspection which can derail a deal a week before closing, nothing the buyer can do.