My sweet spot is B singles & C multi families.

@Will BarnardCan you expand on the benefits you gain that make it worth giving up the sweet deal you had before?

@Avery LeMmon - That sounds like  a pretty sweet deal way to go.

Now that is sweet, getting a shout out from @Will Barnard, the man who gave me a road map and a head start all those years ago.

The minimum number of units we would look at is 150 (unless we have other properties in the immediate area), with a sweet spot being ~250.Not saying that you cannot make money on smaller complexes, but it typically requires more hands-on management.

HML only got below 10% from about 2017 to 2018 until last spring about. and primarily on the west coast were competition is much keener for HML companies.My last sale as an agent was a sweet 4 plex in Milwaukie my listing my sale: $100,000, $10,000 down, 10% interest, 10 year balloon and it cash flowed.

So to see a project through its lifecycle you'd need 25k even in the small markets and that's with ZERO unforseen costs or longer holding times.4) The sweet spot for a marriage and between a lender and a new investor. 

I've also built and seen others build a lot of equity in that time.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 10-14%Cash flow: $150-$300/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B- These numbers are based on the “sweet spot” in Metro Detroit.

With rates lowering and expected to continue and homes sitting on the market (at least in mine), we're in a bit of a sweet spot.

This is pretty sweet indeed.