I agree that 3% is nothing and I should easily be able to purchase properties that outperform 3%.

I am of course bias but having both in my portfolio I can certainly say duplex will outperform. 

Bottom line: if you take the money early and invest it properly, you should outperform the ROI vs. the higher scheduled benefits for waiting and possibly not getting everything you were promised.I hope this helps.

Always the agent that goes the extra mile. 100% of the time she far outperformed the selling agents we have dealt with.

Historically Long Beach has been a forgotten market because rent growth never really outperforms but at the same it's where you can find coastal affordability. 

Based on my modeling, a rental property won't outperform a REIT unless I can get a price-to-rent close to 2%.

Though I do think you misunderstood where my numbers are coming from - I said conservative, middle-of-the-road estimates on gross annual income  :)  My properties vastly outperform those numbers, but I'd always rather underpromise and overdeliver instead of having unhappy clients who want to know why their cabins may not be doing quite as well as my own.  

In general, a 3 or 4 unit will outperform a 2 unit from a cash flow perspective.

I would say it is not a hard no, but as @Brian Burke, there are a lot of options out there with experienced syndicators, so the deal had better have a clear path to outperforming other options.In general, there is a reason a lot of syndicators start with the close family friend with a lot of money.

Basically, I want a property that will outperform putting my money into the stock market.