Here's a great resource: https://joefairless.com/what-stage-in-the-market-cycle-is-your-target-apartment-investment-market/

I'm interested in one near an elementary school.

I realize a quiet title will probably require a skip-trace but should I spend that money at this stage?

@Lance LvovskyI am in beginning stages of setting up the trust.

Being it’s FHA the MIP can’t be dropped in the early stages of the loan with a LTV of 90% or more.

However I’m getting stuck on the Refi stage, I’m not an American Citizen, I am in the process of applying for a green card......

They're still in the very early stages of planning a move, so it'll be a little while before they execute.

I think all agents, and I am one, need to be more cognizant of the seller's current reality, where an agent is asking them for 6-7%, then the buyer usually asks for 2-3% in closing assistance, and that's before their own seller fees, depending on area transfer taxes, local attorney's fees, repairs or staging needed to sell, etc. 

My “stretch” goal next year is 25 deals.I’m looking to connect with someone that’s gone through this stage.

@Mary Blanco In big picture, you do the right things and careful on what you do with due diligence at all stages of investing; then the chances of getting into trouble is lower.