It's the lowest down payment you can find anywhere on a multi-family property (2-4 units) and it's pure cash flow! 

Yes, that location is seeing some good growth , hence keeping it purely for equity growth and i had a long term tenant in there.

It's probably pure data-mining for them, which leads to their decisions on whether or not to buy in a particular neighborhood.I'm not sure if there is a long-term play for these companies if/when interest rates rise to a point where the model is unsustainable.  

I consider it purely cosmetic but my tenant keeps asking when the flooring will be replaced.

If I am helping to partially financing them but bring on other investors that support my plan/idea (I don't know if they will be partners or purely financial backers), does that make me essentially a developer?

So I have been asking friends if they would co-sign on this loan (to purely borrow them for their W-2 income credentials) and in return for helping me qualify, I would pay them $1000/month while I own the property.

Cap rate is the pure way to measure investments, because it removes financing.

I have seen it happening in Sac near downtown but it’s bit inconvenient for me purely from time and day perspective.

My question:  From a purely real estate investment standpoint, is it better to buy something in the lower range that may have a bigger return on investment?

We're both 26, by the time we're 35 I would like for us to have over 100 Units generating pure cash flow bringing in at least 60-80k/Month becoming financially free in our mid thirties!!!