I'm seeing $50-60K/door in Houston recently for C Class MF properties (depending on area, of course).

BUT value-add/forced appreciation is a great way to increase value and create cash flow. 

@David PereWe’re at about 18% after all the forced appreciation

I'm interested in both increasing my portfolio in Milwaukee and trying to make a bigger impact on the community.

He will knock before entering; have your dogs crated or closed in a room that will not be impacted by your maintenance request.

You may lose your earnest money but you will not be forced to purchase the property.  

(A seasoned seller will smell this a mile away.)You might not have a property available that fits your investment strategy, forcing you to either a) pay taxes, b) buy a less than stellar deal or c) overpay for one that does.The fund hack: Diversification and high returnsHere's where investment funds come in.

The other risk is that a syndicator may show you historical performance of their last few deals, but those deals were done in 2010, 2012 and 2014, so the performance was propelled up by market forces.

**Buying it for almost 20% undervalue; instant equity**househacking it; I keep 100% of my BAH; I live rent/mortgage free**executing a live in flip; force appreciation into the units creating more equity and increase rents which increases cashflow.

They didn't have the funds to catch up the property so I added value to them by solving their problem of losing the home to tax sale and allowing them to stay put without forcing them to leave.