I highly recommend LIA (Landinvestor.co).

I wanted to share my situation and get some advice.I currently own an apartment in a highly developing area in Guaynabo, PR.

Like you we had 3 teams of two door knockers  2 for safety one women one man.. and we door knocked every NOD in our 2 mil MSA  all to boil it down to if we were very lucky to get 2 to 3 deals a month.. now we were a little different I only would buy very high equity deals.. and we leased back .. because as you state 99% don't want to leave.. 

Most people that have been in school as long a you have develop high standards for themselves and others. 

cash flow is still fine with the high rates.

With respect to AJ, he is a good friend of mine and I highly recommend him too.

Also in many areas prices are very high.

This may kill your cash flow due to high interests rates though. 2.

Even if you tell me they are paying cash or very high down payments , shouldn't the price of multifily  buildings reflect its NOI/cap rate? 

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.