I'd be very surprised if they would consider a less than total deal, unless they're really desperate.

I currently broker LIHTC multi-family for a large firm coast to coast and am also interested in MF in the Arizona submarkets as well, and will eventually invest on that scale - I just figure breaking into the state through SFH flips may be a more risk adverse way to understand the pros and cons to phoenix submarkets.

I work with investors in Huntsville, and there are big things heating up here, as well.

We bought a 55-unit last year in the same market, a market we've been investing in for seven years.How we found itOur property manager brought us this opportunity (and the three previous as well).

I do have an agent I know personally but she's only in the area at certain times of the year.Section 8 would be better than nothing.

So your super basic P&L may look like: $30,000 Rents-$3,000 insurance expense -$9,000 interest-$3,000 taxes-$8,000 operating expenses-$14,000 depreciation ----------------$7,000 loss on paper for the year  so negative taxable income But remember- $14k of that (depreciation) was something we didn't actually spend money on- so cash in bank at year end would be $7,000. 

Quote from @Dustin Wilkes: Well hello there everyone.  

People want to be on the water not near it.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

Whatever you estimate a deal to be, isn't what it will be.