My mid-term goal is to acquire 10 residential properties in a period of 5 years.

I'm currently under contract on another duplex, and have been since mid-November.

My company focuses primarily on using the low-income housing tax credit (LIHTC) program to build new and acquire & rehabilitate aging affordable housing communities in the Mid-Atlantic.  

.*** GRM is strictly a function of Revenue, where as Cap-Rates (my preference in evaluating a deal) takes into account Operating Expenses ("OpEx").I think this is especially important Connecticut where OpEx can be high because of 1) high taxes [especially in Bridgeport], 2) the majority of properties are old (requiring more for both reserves and ongoing repairs), and 3) the high cost of labor/service contracts in the state.That being said - and somewhat contrary to the above - many commercial brokers in CT of mid to large multi-families typically trade properties on a price per unit basis (and the price will fluctuate depending where in B-port).

I went threw Mid-South Home buyers, found them on The Real Estate Guys Pod Cast.  

I have worked my way into a pretty decent mid level position with raises every 6 months for the next 5 years.

Or work with a hard money lender for the purchase and rehab and then go to the small local bank to refinance into permanent.We have several lenders that offer the above financing that attend the monthly meetings of Mid-America Association of Real Estate Investors.2)  Get the seller to finance you.  

You might be right, but my lender is quoting low to mid-5% with 10% down, low to mid-4% with 20% down.

Carrington’s model called for mid-single digit net returns on annual rents on an unlevered basis, according to Rose.

Carrington is a mid teen cap player.