There are far more opportunities for multifamily cash flowing investments in smaller and less "sexy" parts of the country.

I know it's sexy to talk about on BP, but it rarely is possible.

Most teens in high school don't have a clue what they want to do and surely are not considering the consequences of graduating college with mounding debt. 

Most or if not all c neighborhoods here is Sioux Falls are mixed, and when I mean mixed you have a "gang member or a teen trying to be" that's renting or living with mom and dad, then you have a single family that's buying there first home in the same neighborhood.

I have been scammed in the past when I was in my late teens and did not do research on letters like this, where was the Internet then, and this site? 

Not as sexy as 3% 30yr am 1k in closing cost, but I am happy nonetheless. 

The only problem that this is not a very "sexy" plan.

I consistently, on an annual basis have my investors seeing ROI's in the mid-teens.

I’d prefer Togo a bit larger anyway, something with units in the teens, and I can use these learnings towards that. 

I see many just account for flat 5% vacancy rate and when I check some it was mid teens or like 14.5%.