Other investors pass on opportunities because they're stuck with the notion that the deal has to have a 10% cap or else it's not a good deal.

It can take quite some time for a company to establish sufficient assets and financial history that it can borrow without a personal guarantee.Your notion of a third company for the purpose of pooling investor funds treads into a whole other area of regulation and you will need to consult with an attorney experienced with private placements / private REITs / mortgage pools to fully understand the legal & licensing requirements and costs of such an approach.Alternatively, if you form a company with 2-3 other folks (known to you: friends, family, co-workers), who all contribute capital, you do not enter into the world of private placements / REITs, etc.    

Agree with notion above of vacating the building.

Here's a reality check though: you have to let go of the notion that you can buy an apartment building with a double digit cap rate.

@Calvin SmithYou have received a ton of great feedback from others like @Hadar Orkibi and @Todd OlsonA lot of people have this pre-conceived notion that they must start small (aka SFH) prior to jumping into MFH.

Your personal residence can (and should) be an investment as well.I don't agree with the notion that it is better to rent than to own your primary residence.

Keep in mind, on the listings, they numbers will be "proforma" (read: notional).  

@Melissa Williams I use one LLC for rentals and flipping but the notion that they protect you from lawsuit is false.

The notion of financial freedom through cash flow is such an appealing thought, and a full time obsession now, but I need to ensure we are going about it the right way!!

I just think there is a notion with some people that it's "easy" to make a fortune in RE and that 12 months in they'll be cutting deals with 6 figure profits.