I live in a rapidly growing real estate market (Utah County) and I'm growing my buy & hold portfolio here.

Our ability to own and control land is changing rapidly as we sleep, and many if not ,most are oblivious to this incidious process.

Personally, I don't have any partners with my properties, so I can run them with absolute authority without having to work around anyone else's interests/requests/personality/etc....  ...this isn't to say that succeeding at the partnership you describe is impossible, but it will probably take a lot more effort/preparation/thought than simply buying and operating a property on your own...Another important factor is the state of the STR market right now--which is changing rapidly (in a way that makes it significantly harder for new STR operators to succeed).

We feel we have a unique perspective as we have grown rapidly in one of the most competitive markets in the US.

Many of these people need the money from selling their house in a more rapid fashion and probably don't have money to do any upgrades.

Forget about the west side unless you find a great deal prices in Grand Rapids are way up over last 18 months. 

I am purchasing a 4 unit and 6 unit in Grand Rapids, MI.

Additionally, the Northlands/Gladstone/Liberty in MO are rapidly growing and developing.  

Their expansion in that respect was rapid starting in 2012 to most major markets.

Anybody know what the multi-family cap rate is in Grand Rapids, MI?