I've worked in PM companies ranging from mom and pop all the way up to operations which manage thousands of units in very wealthy neighborhoods.

Hi ToreyOn average, you can find MF in a wide range of cap rates, it really depends on the property, where it is located, deferred maint issues, and even number of units - there are lots of four plexes at 4% whereas you can fi d apt buildings at 7 to 7.5%.  

We believe that the reason C class properties were disproportionately impacted by the crash has to do with the job sectors in which the different tenant pools worked.Class C properties in Las Vegas generally rented in the range of $450/Mo. to $700/Mo. and were largely occupied by construction workers and hourly service workers.

If you have any great recommendations with respect to Canadian based books please feel free to let me know. 

Right above the text box where you type your post or reply, there is a small rectangle with what looks like a mountain range inside (see photo below). 

However, in my opinion, and experience you need to learn and gain a great understanding, of the various municipalities, with respect to demographics, pocket market appreciation/ depreciation, pocket market economic factors, demand for the need to rent, the needs of tenants such as close access to transportation and shopping, vacancy rates, etc.

Previously I was looking at 100-150k homes, but I have not found any in that range. 

Clearly, the septic system is part of that.You'll get a large range of opinions regarding the frequency of required cleaning.  

They don't have the insight to forecast markets, lack respect for downside (because they haven't been around long enough to have experienced it), and underwrite to the best-case scenario.  

We expected the ARV to be $125- $130K, possibly $135K, and we had five contractors come through, ranging from $20K - $35K.