@Jimmy O'Connor The location is N Marshall Street just a block north of Cecil B Moore.

Because the financing is different for buildings with more than 4 units, as you may already know, you can't really use a per-unit price on a 4-unit and extrapolate to a 5 or 6 unit :(Instead of looking for comparable sales, you usually end up having to apply a market cap rate to the net income (NOI) of the property, which appraisers call the "income approach".As for what's a "market cap rate", well that's about as much art vs. science as (in some way) choosing good sales comps are.For a B area of Providence I think you'd be safe using a 5% or 5.5% cap rate, but if it was an A area like the East Side you might want to go with 4% or 4.5%.You should also ask around as I certainly haven't done any market survey of cap rates.

Originally posted by @Andrew B.

Yes.Class A/B are the bee's knees.

I see most B to B+ type properties having granite in the kitchens, but will granite really give back the return that we need to make the deal worth?

I have visited both locations, and I personally prefer Market B.

In a B or C class, a new bathroom is better than your competition's bathroom, likely.  

There are several solid B and C class markets around Chicago where you can secure value add properties that can be purchased with 10% or less down, and still rented positive cash flow post move out.  

In no particular order: (a) passive investing is not really passive investing if you don't have the right asset; (b) find good partners and people to work with; (c) learn how to delegate better; and (d) don't buy avocado toasts. 

Specifically that handles assignments and a double close or an A-B-C Closing.