The larger you go up in price the smaller the buyer pool shrinks so can get a little better cap rate and also better loan terms ( more lenders compete for larger loans as it is less to keep track of for servicing volume and locations tend to be stronger for higher priced properties.)My clients sign exclusives with me because it is a considerable time investment on both sides to work to achieve the common goal of effectively finding the best property in the buyers range to purchase that meets their quality and cash on cash objectives.The STNL market is fluid and the good properties go fast ( typically in days to 1 week max).

So, all of it has been a slow and patient go, but I have been able to work my way up in gross rents, total cash flow, quality/physical condition of buildings, property value and finally appreciation potential, all while learning the business with first-hand experience.

Otherwise quality of life has improved dramatically.

@Morgan Carpenter Those are great qualities to have in life

Purchase price: $215,000 Cash invested: $36,000 This was my first partnership and turnkey quality property.

I'm working on a MF deal located near Chancellor Square and Winchester Rd NW but have some concerns related to school quality, crime/drug activity, average income, tenant pool, etc.

Have you worked with any quality property managers?

I appreciate any info and appreciate all of the outstanding points of view and experience found on this site!

And in any event, because multi-family data is found in less quantity and quality than would be ideal (far from it in your case) an appraisal of such properties will always be weak.Here is my advice for the future - ignore almost everything in the appraisal with exception to two things.

I rented it out several years ago - I can keep it rented, although quality can be an issue at the beach.#3) Land in same place as #2.