I would assume that since SF is driven primarily by supply, demand and access to credit while MF is also driven by the same factors, that although the NOI/Cap rate determines the value, the supply of available properties due to foreclosures is high relative to the demand for these MF buildings in a tight credit market, especially for that kind of money.

@Amy A. I

Multi units are in high demand right now which has driven prices up and returns downward..

Hi @Alonzo A.,I

I'm data driven, using blockgroup-level census demographics and county-level parcel data.

At 24000+ miles per year driven, the inflated price of used trucks, and the fact that we use them for business AND kid hauling/family duty, buying used didn't make business sense after running numbers on a long term cost/year basis: we would simply kill higher mileage used trucks before they made up for their cost.... and I know since I killed three used vehicles running my business before, kept good records, and examined what they truly cost me to keep on the road including diminished value when they were traded in broken.

It bears mentioning that the money is already on the books to be injected in the greater Augusta area for the next 5-7 years, given all the Cyber driven growth, so I'd question whether or not a recession would really 'hurt' as much here as other regions.  

Most of our homes have no vacancy, i.e. if tenant A is moving out June 30 tenant B is moving in July 1/2.

Will share # details "on deal" once it closes...So, far so good, excited to take on my first commercial property, where if I do what I've done to other 1-4units...value-adding and increasing rents, then the outcome could be very favorable, I like this math better than waiting for what my neighbor's houses sell for..driven by rents/NOI. 

I am a rookie all the way but a driven young person who won't easily scare.Thanks for taking the time, can't wait to interact with you guys and learn from you all.