Once you identify what the potential exit strategy is structure terms that will solve the seller's problems but would be attractive to your end buyer. 

It's great for BiggerPockets that there are now 500,000 members on here, but it isn't really good for investing as a whole - if you figure that fully half the investors in America have joined the site (and that's probably overestimating), that means that in a country of 100 million single family homes, there are a million real estate investors chasing deals.

These seminars have made hundreds of millions of dollars year after year using this model. 

Spend $200K on lottery tickets and hope to win mega-millions.  

Sometimes in the multi million dollar arena you will find pocket listings, but again, that is a function of less liquidity at those price points.

I believe that cap rates are important and cash flow is king.My thought is that constructing a new multifamily property will be more attractive to renters rather than offering an existing 'older' unit.

I also have a desire to doing a podcast from day one of how i "made" millions in this industry.

I've seen sellers simply get any tenant into a property so it looks more attractive.

I have paid over $50,000 for coaching and mentoring over the years and I would do it again in a heartbeat, because what I learned has allowed me to build a portfolio worth millions of dollars.  

Depending on your market, you may find more attractive deals with less risk.