Any MF of the quality and size (50 up) I would have been interested in would have been cash flow negative for the next 5 years or so, even with 30% down.

If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general.

@Polat CaglayanI've never seen a formula but here is a general rule of thumb for multifamily:The class of an apartment refers to the quality of the building, which can be determined by a number of factors, including age, location, and condition: Class A: These are the highest quality apartments, typically built within the last 15 years.

I can't speak too much to the market on the Westside, but as far as affordability on the West Coast Spokane is worth looking into.

I would like to speak with local investors, real estate agents, property managers, lenders, etc. from the area.

@Nick HulmeMaking improvements to your primary to make it high quality enough to rent above market rents, rent it.

So I'm not trying to bash the market there, just speaking in broad generalities and of my own opinion.

@Greg Kurzner Thank you for speaking highly of me.

I think it is different if you live there, speak the language, know the market.  

Not being on the ground makes it difficult to monitor progress and judge the quality of work.