Cost, communication, size of staff. 

Try this shortened version of the article: MULTIFAMILY RENTS END YEAR WITH ANOTHER DECLINEHOME INDUSTRY NEWSBy RISMedia Staff January 12, 2024 Reading Time: 1 min readAccording to the latest Yardi® Matrix National Multifamily Report, 2023 ended without another upswing in the multifamily rental market; in fact, December was the fifth month of declines in a row.The average U.S. asking rent was $1,709 in December (a $4 decline), with year-over-year growth at 0.3%.

I am great at finding the deals (I own an SEO and marketing agency and have a cold calling staff), so I just need the $$$.

The seller is unlikely to execute a lease, since the seller would be stuck in it if you do not close. 

The staff is good with helping if you talk with them in person and understand that they are very busy and need 10 to 20 more enforcement inspectors.  

You are missing out on marketing, office space, equipment, admin staff, city and county fees, employee benefits, software, taxes, insurance, etc. the list is quite long.

Realize, talking to some clerk at a PHA, you may well be speaking to a tenant in that PHA, employment preferences, so they may be speaking out of the PHA but they don't speak for the PHA, the only thing that counts are written replies by proper authority, usually the executive director or department head as authorized by the board of commissioners. :) 

Since there's nothing I can do about that type of risk, I'll focus on what I CAN influence.Diversifying geographically and amongst asset classesOffering multiple investment opportunities with differing strategiesEncouraging investors to invest in multiple offerings instead of putting their entire allocation into one (and to invest with other sponsors too)Understanding that risk increases when I stray further from my core competencies, which means I need to bring in expertise or take the risk myself with my own funds before accepting investor fundsRecognize that properties have flaws, and don't ignore them to make the deal work...if the flaws make the deal un-doable, don't do the dealWatch economic indicators to seek clues to future market conditions and react before everyone else figures out what is going onExercise discipline, don't get caught up in bidding wars that put your successful execution at riskDon't accept unsuitable investors--they must be utilizing risk capital.  

He told me "that the reality in Dekalb county is that the sheriffs office works really slow in executing these so its doubtful we'll have actual possession on january 15th although we'll have it as soon as possible based on the wait from the sheriffs office".

It's very important for me, for a few reasons, that I have the property setup in the LLC from the start.For financing, you could execute the BRRR Method using a hard money lender or partner with someone on the deal (50% of the cash flow is better than no cash flow).