I understand townhouse/condos are more of cash flow plays (vs. appreciation) so wanted to get in at lower price to be cash flow positive...hence the recommendation ask.Specific community names would be appreciated...e.g. one I'm aware of is Meadowridge townhouses in Coppell.

In urban California the game is different.

Ideally, we’ll jump into the multi family game in Wilmington, but for now we need to find a place for our family.

And also they want u to have more skin in the game since it’s not your personal residence.

If you want to play in that market, buy a property that has some life left, rent it out for a few years and then try to sell it for what you bought it for, before it needs a new roof, plumbing etc... 

Know the rules for the exemption you intend to use for your syndication - without a game plan, you may inadvertently disqualify certain investors from the offering. 

I hope you get back in the game and have the drive you initially had.

Obviously banks require you to have some skin in the game but ideally maximum returns will be achieved with as close to 100% financing as possible.A income property that can not produce positive cash flow with 100% financing will always require that the investor buy their cash flow with their own money.

I am investing more with others who have mature deal flow pipelines (#3 on your list) and reallocating value plays to more cash flow plays (while always adding value).

I'm purposely playing devil's advocate here, just want to do what is fair, and since I'm new to all of this, I'm looking to experts like you to help me think through it!