I'm curious if you decided what you're going to do and if you and your friends have made any choices if you're going to invest together?

Recent renovated comp was larger, but on a PSF, we would should have made over $100k.  

Many here are most likely in this asset class and have dealt with evictions so they favor a larger guarantee and don't mind a hefty turnover if the tenant stays 5 plus years as the higher grade areas there will be more turnovers than that though the charges will be less per turnover. 

If it's a larger organization, feel free to inquire about their different staff qualifications.2.

Your desire for control and liquidity are likely the two biggest assessments you need to make first, as this will start to narrow down your choices very quickly.

If you're looking for properties that are 50 units or larger, you'll generally do better focusing on broker relationships. 

By offering strategic guidance, the broker helps investors make informed choices, ultimately increasing the likelihood of project success.Finally, a good private money broker understands the importance of post-funding support.

Larger, nicer homes tend to be more expensive to maintain and harder to rent consistently due to high turnover costs.4.What are your other sources of income?

You cannot use rental income above your mortgage payment to help qualify for a larger mortgage, but you can utilize 100% of the lease income to offset so that should help you qualify for more of a mortgage. 

However, if the engineer is assuming a larger role (for example, project management, approvals, etc.), the 33% could be justified.