Are you sure about the density or are the 12 units being touted by the seller?

You came asking about BRRRR’s and now your touting a turnkey company. 

I have been through a few cycles and there have been times you couldn't give apartments away.Historically over decades of time on average apartments have 10% vacancy, 50 to 60% opex (depending on tenant paid utilities and age of the building), 1% rent growth.They have been in a bubble the last few years where sellers are touting ( 4% rent growth, 3% vacancy, 35% opex).

Hello,Depreciation is touted as one of the big benefits of buying investment real estate (rentals) . 

I would recommend spending ample time in the neighborhood, walking the streets, talking to neighbors etc.Sometimes if something seems too good to be true... it actually is.Years ago when my wife's company got moved to UT we moved and tried to use it as an investment/advancement opportunity (because homes were selling at a fraction of what they were in Portland)...

Gurus often tout land contracts as these great things in note investing but they are often not.

Those who tout it loudest very much ignore the reality that hitting C is damned hard to do successfully.

Building industry officials also touted the support of local fire authorities for many rural housing projects.

Simply ask “ What are you focusing on this days to grow your wholesale business, I have lots of time (sell the s***t out of yourself) ....You can offer to market for them , then learn the acquisition and disposition part of the business.Dedicate three months to immerse yourself in process, once you have mastered the sweet science of wholesaling then branch out on your own .Alternatively, you could read some articles, forum posts on bigger pockets, Podcasts and YT videos then set the ball rolling.

My son has been touting a block chain investment that he hopes will take off one day.