I believe they are much simpler rental property with a more cookie cutter approach and can often attract better tenants.

I will admit, I prefer buy and holds as well as flips (new portion of my business), so I am biased towards that approach vs. wholesaling.

So, you may consider that approach if you're not sure how investors will react to your pitch.

From an equity build approach, seems taking on the 18 by itself is almost more of a gamble, no?

I have little different approach.

Your personal guarantee of that debt instrument in a transaction where the IRA has involvement would be very risky.Our firm's approach to such JV transactions is one of caution.  

Both properties were the result of direct mail campaigns, so this approach definitely works for small multifamily.Go to Listsource.com or another list vendor and build your list with your desired property criteria, then either do your own letters, or use a site like yellowletters.com to handle your mail campaigns.

I figured if it cost me a day and 200 bucks and I was making 5k commish.. it would be a fun day.. and clients were impressed to beat the band that I would do that.although careful with this approach..

My goal is to develop the SYSTEM that systematically works to find off-market leads, acquires them, fix them enough to raise the rents, and either flip them or hold them (hold is preferred). 

That sort of implies a one size fits all loans approach to disposition and nothing could be further from the truth.