My advice would be to partner with someone who has additional funds so you can buy something that is of quality. $8k won't get you anything in a class B or A market with 20% down or even 10% down. keep going though!

The combination of families looking for more space, good schools, and a quieter lifestyle has been a big driver of demand.For my investments, I’ve noticed:High tenant quality: Families or professionals relocating to suburbs like Naperville and Wheaton tend to stay longer, which helps with stability.Increased competition: It’s definitely tougher to find good deals, especially in top-tier school districts.

I don't know enough about your rentals to determine quality, location, or layout, but I suspect my numbers are pretty close.However, your utilities are pretty expensive in the winter.

I think it is different if you live there, speak the language, know the market.  

Any MF of the quality and size (50 up) I would have been interested in would have been cash flow negative for the next 5 years or so, even with 30% down.

So I'm not trying to bash the market there, just speaking in broad generalities and of my own opinion.

- This is great news, because I have never played violin before.And speaking of arguing, we are actually in agreement on the validity of REPS strategy, and I have many clients doing this.

My telephone number is included below if you have any questions or wish to speak, I have several minutes best wishes to you.

Here are key adjustments:Kitchen ($50k): Likely $60k-$70k for custom cabinetry, quartz, and premium appliances.Bathrooms ($40k): Expect closer to $50k-$60k for four bathrooms with high-end finishes.Flooring ($20k): Likely $25k-$30k for engineered hardwood, refinishing, and tile.Exterior ($12k): More realistically $15k-$18k with landscaping and a quality front door.Misc.

Please speak with your tax accountant asap or find a 1031 intermediary asap.