The biggest downside to me of retail or industrial is that any vacancy is likely going to sit a long time, and cost a lot of money to fill (6% commissions to leasing agents on the full gross rent over the entire term and TI buildouts/allowance that can run into the tens of thousands and up).  

And given that many syndicators that offer paid mentorship cost in the 10s of thousands, I would just be very clear with each group you talk to on what you are needing versus what they actually offer.From the bits I have seen about a lot of people's mentorships (to be clear I have not gone through any), they cover market selection, basic underwriting, some marketing, basic legal compliance items.  

I might be a little biased because we started purchasing places around 2009/2010 and we were picking up screaming deals all over the place (3/4 of our portfolio is made up of homes we purchased for ten's of thousands of dollars that are now worth hundreds of thousands). 

Very likely I would.Would I buy a suburban 80s built multifamily surrounded by cranes putting up thousands of new multifamily units?  

You are right, many investors overlook the cap ex side of SFH product, when a roof or HVAC can run you $10K+, re-piping $15K+, and even smaller issues like windows and siding in the thousands.

You buy at a small price thinking high cash flow yield but then do not factor to renew tenant will likely want new roof, parking lot, etc. at hundreds of thousands of cost.

I cant tell you how many consultations I've had that have literally saved people from thousands of dollars in mistakes because they were trying to do something impossible that some tik-tok scam spouted off in a 30-second clip.

And a lot of start-up companies are migrating to this city as well, because of the efficient costs of living, the OSU campus that has thousands of students graduating and looking for jobs locally, and the availability of land.

We are talking hundreds of thousands of dollars more.When you are approaching the listing agents on MLS properties, what is the conversation?

I have a MFR developer client that must be a multiple 100s of millions in net worth(a few thousand MFR units in Socal alone), he signs personally as the president/owner for his entity(ies).