If you boost leverage to 75% the cash in your pocket is even greater and the returns get boosted again.Now go forward in time a few years and you can do a few things you can never do with a stock:If the property has appreciated, take out another loan and put more money in your pocket.Or, you could sell the property you can use 1031 exchange to buy a much bigger property, reset the depreciation clock and pay no income taxes at that time. 

On the other hand, you probably can't buy something else and get the same return.

As a buyer I probably would not buy it based on a wholesaler telling me it has more potential if I re-zone it.

However, if that were the case, builders who are already buying down rates aggressively would be selling more homes, but they aren’t.

If so we would be buying there as well, Wait you moved FROM FL to Ohio nobody does that LOL, where were you in Fl ?

For the middle-man syndication I was referring to the extra costs I incur in using capital from the syndication fund we've been using who give us a lease-option on the properties after they purchase. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

We are looking to buy multifamily properties and get away from long term single family rental houses.

I am currently working on buying my next property.

As a host, I would include the propane as an amenity almost..always have an extra because sometimes the cleaners do not check how much propane is left in the tank after every turnover.