I've only been looking for deals for a couple of months, but I have never seen anything that lists 1 cap rate for in-state investors in 1 for out-of-state, so I'm just guessing at what he meant but it didn't quite make sense to me.

At a 5% downpayment, the monthly total payment is ~5k and perhaps the rents could be increased a bit but even then, they'd only be around 5k total monthly gross rental income..after any expenses and repairs you're in negative territory. i don't really understand who would buy that property..I guess an owner occupant who doesn't mind having a higher personal monthly payment still, or someone just seriously banking on appreciation and willing to incur negatives during the meantime which seems silly..but i agree with the original poster that lots of multis in these areas (wicker/logan proper/humboldt) are priced like this kedzie one and basically aren't a good deal sadly, since they are the nicer properties (location and often turnkey wise). have to go further north/west to get the deals. im hunting for a 2-4 flat myself and wish it could be in prime palmer square location like the kedzie unit linked, but the numbers just dont work

@Dennis Maynard I haven't gotten that far into the deal, but I'd guess 2 or 3 months deposit and the lease is backed by their $1B parent company.

I guess I would self-manage and basically just not count any of my managing as an expense when reporting my business taxes (thus increasing my total taxable income but not having to pay SS/Med tax)But then what happens if I don't pay a med/ss tax for the next 40 years of my life?

Their investment philosophy is different than mine I guess - they’re “parking” their money, whereas I am trying to build wealth at a faster pace hopefully to partially retire in X years. 

I used it in Charleston last year both listing and my agent had never used one and or heard of it.. we have 3 bidders and guess who got the deal.. 

This is my guess but I recently saw a prior year allocation from a prior owner that essentially would have charged each of the occupied units $33,333 since they each benefited from 33.33% of the total amount spent on CAMs.

I guess my hesitation is finding a good multiplex.

Based on how little you've told us, my guess is that you've probably missed a lot.You didn't tell us anything about expenses.

I guess I’m writing this post because I want to know what’s possible out there.Is it possible to invest/fix and flip with no money?