In many markets section 8 is higher than market rate. and investors need that extra return to mitigate the risk of sec 8 tenants generally speaking.

If I'm ever in need of a broker in the DE markets, I will reach out. 

@Danielle Levy a lot of questions regarding your accusations:1) What are the average Days On Market (DOM) for rentals in this "hot" market?

Each one with separate addresses and utilities.We originally put $585k of our own money into the project, and by the time we were ready to go to market in 2023 we were into it for about $2M (the pandemic really threw a wrench in our timeline and costs but also greatly increased the value).

It seems most off market deals I've found have been from larger acquisition groups.  

Pushing into other, close-by, markets is the best (and maybe only) way to make it work.

I'm in Phoenix and obviously you can see that there are so many people moving from the west coast states out here to a cheaper and better weather market.

They are going to have a pool, possibly hot tub, maybe a snack bar, and be beach front. at least comparing to the PCB market, most houses in comparable prices to condos dont have those things and are not beach front.

Not worth time & effort to go to court, your first meeting with an attorney will cost you as much as the rent.

I’ve been seeing some real opportunities coming to the Multi Family Market, but the best deals seem to be moving quietly, before they even hit the market.Curious—what’s your approach this time around?