I did mean 6%+, its a case of the more the better of course (as long as major downsides werent introduced) and better returns suburbs would be weighted higher. 

When crunching the numbers, do they put any weight on the numbers for your projected NOI after planned rent increases and expense cuts?

On the flipside, buying in the next 4 months (depending on your market) may see further price reductions, maybe not significant enough to turn the table, or maybe not significant at all.

@Justin Kurpius - I believe you are not conducting a thorough enough analysis of a possible way to lose badly on this investment approach, and are not giving enough weight to perhaps the most probable outcome of this bet:How to lose badly:What happens if the price of gold falls substantially? 

Both vehicles have gross weight over 6,000lbs.

But I have a 3/2 SFH under construction here in Florida and I'm seriously considering the coliving model, for the reduction in vacancy if nothing else. 

They are all way overpriced for the area and have seen minimal price reductions.

I've read countless stories about folks asking if a rental scenario is good when they are breaking even because of the tax benefits & principal reduction.

The pros to investing in turnkey vs a private equity syndication is YOU get to completely own the property 100% you get all the tax write offs, principal reduction, appreciation, cash flow, none of that is split with the syndicators.

I can also continue making the payments and just carry the weight of the extra debt load I have with two homes right now.