The leads are horrible and I've heard that some agents have had success getting out based on the new lawsuit selling one lead to multiple agents.

I've also built and seen others build a lot of equity in that time.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 10-14%Cash flow: $150-$300/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the "sweet spot" in Metro Detroit.

can put the property under due diligence and check with the county if its possible to get a variance for the multi and settle based upon that contingency 

Choose your investments based on their growth potential and their risk.

It is amazing to me how many people will trust their hard earned money with someone that was in middle or high school during the financial crisis.Beyond this initial search:Experiencetrack recordBusiness PlanAsset typeProjected returnsFinancial StructuresRights and remedies in legal docsRedemption rightsSupplemental Capital CallsOperations capabilitiesOwner/Operator or capital raiser for othersK-1 TimingUse of bonus and accelerated depreciation1031 optionsVertically integrated or outsourcedExperience of team through multiple market cyclesBackground, if any, prior to real estate and syndicationProjected returns net or gross of fees and carrySeeing full financials of current deals with budget vs actuals (if syndicator does not share, or only shares P&L delete their contact)Color on deals that went sideways or lost money and whyMarket analysisColor on why they like that dealRisks of the deal, as they see themDo they have third party audits, ideally from one of big 4 firmsAre they a fund or single asset?

Base your decision more on the numbers and don't worry as much about what type of property it is.Here are my random thoughts/recommendations for multi units vs SFRs:For multi units, stick with studios. 1bed, or 2bed units.  

The PP is around $72k but current value range is around $140k+ based on recent comps (not a lot in the area though). 

Those fields that are gray in color have been locked as they are hard coded with formulas.  

They can help navigate challenges, identify market opportunities, and offer sound advice based on their own successes and failures.Risk Mitigation: Sharing the risk with other investors can reduce your exposure and help protect your assets.

Cap rates offer a valuation based on a single year's NOI, while discount rates consider the property's entire income-generating potential over a specified period.