Perhaps you need to adjust your rates, or develop a more complex and targeted rate strategy that adequately captures peaks and valleys in demand. 

We will be installing a playground (lots of families and young children living at complex), common grilling stations / seating areas, and update the club room above the leasing office for an after school study room.

Shoot I was one myself ) this building will be 1 block away and cross the street from campus with all the bars and restaurants  the other new complex do have pool but I think the distance and little cheaper rent than other new building. will attract students more  2  the old buildings around it  all have evaporated cooling ( which sucks bad on really hot days down here )  our will have central Ac  3  I was thinking of building a gated capmlex  to give them little something different 4  will have  washer and dryers  on site ( coin operated )5 will have masters bedroom set up  each person has his/ her own bathroom  6 if there is room left on the lot we can put little shade stricter and build it grills  Around us  1 bed room renting $450-500  2 bedroom  $685   In the old building  I was thinking of renting 2 bedroom -735    And 3 bed room  for 850    1 bedroom for $535  Project cost with lot will be about $1.2 -1.4    20 units will average at 680 a month $13,600 a month gross

It gets more complex, and I've cited to case law on other threads, but yeah...security under SEC regulation.If Mike were to sell a property, offer property management for leasing out the property and paying all the bills...that's called an investment contract and regulated under SEC rules. 

An eight unit apartment complex that its pretty dated.

I have been seeing a few areas that have (or will have) large "luxury" apartment complexes going up. 

I have a software development background and had worked on simulators (for traffic analysis) many years ago, so it seemed like a natural way to become more familiar with the interrelationship of various real estate metrics and produce a usable tool.Hi Roy,I'm curious how complex your modelling goes when evaluating the sensitivity of some of your input variables?

We currently have no loans outstanding on any of the props.What I think we should do next is consolidate these props and use the money we could get from selling them all as a down payment for a much larger, perhaps multi unit apartment complex.

The key here as complex as it seems is it determine....

He invests south of San Antonio and is doing good with his complex there.