But, if you want to say an agency loan, something like 5% on a 30 year Am, the next question is going to be how does the asset perform? 

For the Section 469(c)(7) relief provision, personal services performed as an employee are not treated as performed in a real property trade or business unless the employee owns more than 5% of the employer for the entire year [IRC Sec. 469(c)(7)(D)(ii); Reg. 1.469-9(c)(5)].

As a Broker the biggest problem we encounter is a license performing licensed activities outside of the brokerage.   

Being a distressed seller during a downturn is not where you want to be Be more conservative underwriting – multifamily properties are priced based off their current financial performance only.

Buy if it's performing now, but not if you only like how it may perform. 

Take a picture and describe work to be performed.  

Take the top performers and see what they are offering.

You do still have risks of course that the property will not perform, but with a solid property and business plan, those risks will be minimized.

I'm just an average joe investor compared to many on this site, but I'm an active husband, active father of 4 kids (all 7 and under), active community member, and still work a demanding performance-based full-time W2 job outside of scaling my real estate investments to where they are today. 

I appreciate the input from actual users on how well the system performs.