Being accustomed to dealing only with SFH it seems the sheer size of a 200+ unit complex would make it more complicated.

this is in an apartment complex i manage currently.

2% rule says rent needs to be at least $240 per month I'm still trying to learn the ropes.Seems like I will need rent to be at least $575 and better yet $600 to make this thing work.Although, I think that is at the high end for 1br units in this complex

I have no job - so I have plenty of time and no expenses ( live at home and EARN my keep plus I have no car)I have no credit - So I have to be creative I have almost no money - So I have to find the deals that require almost no moneyI have no diploma - Not that I'm dumb.

Comps are about $80K to $100K today from my internet search but I think this complex has about 10 for sale now, but not as nice as ours.

I am from Maryland, can you please suggest where should i look for apartment complexes?

You can reinvest that money and earn a much higher return on investment.The apartment complex we closed on recently has projected returns that are around triple most mortgage interest rates.

The goal was to take complexities and overhead out of the biz.

A complex should qualify for its own umbrella

It gets more complex, and I've cited to case law on other threads, but yeah...security under SEC regulation.If Mike were to sell a property, offer property management for leasing out the property and paying all the bills...that's called an investment contract and regulated under SEC rules.