I specifically list breeds that I don't want(though a weight limit will fix most of that).  

Thanks,Cary It also assumes that the investor is skilled enough to earn a real return greater than the debt load cost of the student loans.

I mean, it defeats the purpose of being in the business if you don't have both sides of the deal locked and loaded (seller and buyer) I personally built a nice buyers list before I got any deals under contract.

For an existing apartment complex, the cost approach would not be applicable and more weight would be given to the income approach over the sales approach.As @Albert Bui stated above, banks/appraisers will determine an approximate cap rate using the income and price from similar properties (making adjustments for factors that might affect the property: age, unit size, amenities, etc.)They then draft a pro-forma income statement and apply the cap rate to determine the value.  

Thanks @Douglas Skipworth, Interesting to hear that you purchased units in Memphis (MFH), so it can be done and probably worth doing. saying that, together wit few other Memphis based RE professionals on BP you have "unfair advantage" - which is fair enough, considering its your market.No money down with owner's finance in good location at good price is no brainier.Yes I also have this philosophy that you make your money when you buy and allays buy well so if you need to off load the asst you can sell it with small profit or no loss.Thanks.

We'll be going locked & loaded ;) The sheriff handling it says the 'norm' in our area is to lock the doors for 7 days and if they contact us to get their belongings within those 7 days, then we will set a time at our convenience to meet them there, but the sheriff will not come back out at that agreed upon time.

There are loads of info on this site for you.

This alone is worth its weight in gold!

I like tax delinquent in some markets.. for instance each year we can easily buy 10 to 30 properties in 2 weeks prior to the Memphis tax sale by knocking doors.. usually semi to full hood stuff but we just off load it

Automated systems and loads of video training.