If you want to make it comparable, you’d need to offer a large EM, and not contingent on financing.

@Gabriel EhrlichTypical fix and flip model has scaling challenges. 

It does kind of stink if you are trying to buy them both at the same time but still being able to scale the quickly is awesome even if you have to wait the year in between.

But, that's before taxes.What rental property does is generate long term wealth by accumulating assets and having someone pay for those through rental income.If you want to own enough property to quit your day job, you'll have to figure out what you feel is comfortable enough to live on and then figure out how many units you wish to own.If you really want to build a real estate empire, you would have to buy a lot of residential units or large commercial property and run it like a business.

Until we can raise enough knowledge, street Cred and capital to get into the medium to large multi-family where commercial financing makes sense.

If no lease, have the 30 days in the contract and a large penalty due for missing deadline.

And when prices were lower, was there not a large uncertainty as to how big Nashville would get and how fast it would grow?

In rare cases where a tenant needs that, they would bear the cost.It still may be the case that that MF carries less risk than office buildings, but a building with a large number of small executive office units would logically be less risky than traditional office space.Also, I initially presented an oversimplified scenario just to compare the different property types.

With land prices comparatively much higher than when most 4-plexes were built, the numbers just don't work out.This is why when you do see new rental units being built they tend to be large (40+ units) and class A.

I have partners doing new development, spoke with some of the large developers in town (including modular builds) and the 2-4 unit angle was a hard pass.