Generally you can buy at a 6 CAP or so but the debt service is 7% so even if everything goes perfect, you are likely to lose a bit of money each year until the rents continue to appreciate or you refinance.I continue to look for cash flowing property anywhere and it is really hard.

Since all properties are mortgaged, whats the debt breakdown, 30-yr fixed, 15-yr fixed, ARMs?

@Kathy Kifer - I would add additional platforms: Airbnb and Zillow to get more traffic on your medium-term rental.

Also in addition to what @Lucas Carl said, have you looked into licensing requirements to be a PM for someone else?

This is for a new construction SFR (expected completion - Sep 2024) which will be used as Investment Property.That's the rate they quoted (7.5% with 2.25 potins ) as of  today with 25% down , with 800 Credit score, Zero Debt. 

My best deal was an 81% cash on cash return that does not include the appreciation of an additional $60-80k in the last 2 years or the cost seg that got me a $90k tax write off.

I think you can make a case that funds that bought a few years ago with debt thats not fixed might have some issues or cash needs.U can make the case that new buys today can pick up some deals. ?? 

.$500,000 Exclusion for Married CouplesThere are certain additional requirements you must meet to qualify for the $500,000 exclusion.

I think I am gathering here from the responses that we are safe to say as a GP we own the property as are the other sponsor, but for additional clarity, disclosing shares in some cases may help bolster tacit understanding of who does how much of what.

Ive placed 2 people recently in multifamilies in Jacksonville and they are rehabbing them to have great cap rates and have no mortgage debt over their head.