Price inflation has made this process pretty difficult, my window is much smaller based on my cap.  

@Harrison PrestonThere are some really great posts on Bigger Pockets about wether to invest in an inflated market or to wait for the "crash".I'll just keep it simple in saying IF you can find a deal below market value that is CASH FLOWING (main point) and plan on holding it LONG term, you'll be just fine with any market "crash", as the rental markets will hardly see a drastic downturn that the the housing market will experience.property values only matter if you are buying or selling a property!

Because 2 -5 yers from now it will go up 20-40k every house ,the rent it’s going up I can rent for 1700$ each for section rent , the inflation it is to the roof ... 2-4 yers you will make 200-400k easy 

It is the ability to find innovative ways to continue capitalizing on a inflating market that will make people successful these days.

It is money that would go back into your pocket.Owning real estate now protects you against inflation which would quickly erode the purchasing power of your dollars in a saving account And if you have made a sound investment, owning a property provides the best better returns.

With such low inventory , this will further inflate the values.

I’m thinking of getting the inflatable rubber bladder to plug up the lowest point on the stack and plugging the tub drain (tubs already installed), and all rough openings with a compressive / expanding rubber bung.

My initial take is that pricing and numbers are inflated and don't reflect the risk of a downturn in the local economy or the management situation.

A large minority of them will bring an inflatable bed with them. 

If the second partner is concerned about consummating due to taxes or if the consideration has been inflated to compensate for taxes due to the seller this might be a way to sweeten the pot for all.