This year we cleared about $530k revenue which was like a 3.5x from last year which returns were negative for 2023 , but I'm assuming that's not going to be the case for 2024 once we file.

You can learn to do this independently or get a rockstar REALTOR to lead the way.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

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.

My underwriting would have this large negative cash flow for 7 years.I would do a thorough underwriting but want to show using quick math the issue so I will use the 50% rule.  

Nothing else.Every other platform doesn't have the reach that the 2 big ones have and in some cases are very owner negative.

I'm surprised you're still hearing negative things about it considering there's been so much positive press and chatter lately.

There is no such absolute rule or mandate for REI - it is up to you on your comfort level with your cash flow versus total investment versus appreciation potential.If I followed that rule, I would have missed out on a LOT of great opportunities over the years.We bought a house in Jones Valley in 2017 with negative cash flow - why? 

It takes walking new investors through the process from real life lead generation to acquisition, renovation and disposition. 

It clouds your better judgment and leads to bad decisions.