REITS can be more highly volatile where they have super strong years and really negative years for returns.An UPREIT is another tool in the toolbelt of investing.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Besides the prices for rentals on campus are so high, very difficult to find one without negative cashflow.

I have only tried it twice so just wondering what the more experienced investors think of this, or is this just something that people talk about to try and make a real estate investing negative seem not so bad? 

Congratulations and keep up the great work because you are providing a wonderful service and positive experiences to the community that typically has negative experiences in housing oh too often.    

Does the tax deferment still substantiate the negative C/F?

I saw some old negative posts on BP about Blue Gate but nothing within last 2 years and I didn't find info on the others. 

Just remember: most negative reviews are written by problematic tenants.

Just be 💯 certain that you'll be able to refi that HELOC debt off when the time comes.However...At this stage in your investment career, I would URGE you not to sign up for negative cashflow in the hope that "the market" will save you.

This is is a very good area and would actually live in 1 unit, so 3-4k negative cash flow for living expenses is ok, as any house w mortgage would cost that.https://docs.google.com/spreadsheets/d/1tfbjOlyVsGW3nHLVPk_R...Key questions/assumptions:- Total for this deal in cash is 300k, anything else (reserves, renovation loan etc) would need to be a bridge loan or hard money- 1 unit is vacant and current rents are VERY under market, projected rent is what seller gave as realistic.