I'm not predicting gloom and doom for all or anything like that, just sharing a little about how we're handling it and maybe a couple lessons about why, financially, it won't matter a ton to us.Live below your means. 

a certain predictable return or a portion of the profit of the deal?

The purpose of reserves is to be there when you need it and the interesting thing about capex is it is not always so predictable.  4 or 5 years might become 4 or 5 months.  

Seems like most of the deal syndicators use the IRR as their advertised return which can be misleading especially if it is based on 2-3 years of interest only loan and then an exit in a certain amount of years at a fixed price which is pretty damn hard to predict what a property is worth, far out into the future. 

Factor that in with tightened lending for fears of defaults and while I doubt we get a flood of foreclosures (they'll just offer deferment/adjustments) the smaller buyer pool and increased inventory appearing post lock down would surely bring prices down.I'm bearish, but my predictions three weeks ago on the corona virus thread were spot on. 

Age and condition are known and the replacement date is predictable. 

Just a prediction.

Between my partner and I we have about 20 years of experience in the OKC market. ( I don't plan to change that) We provide type-a investments to our investors in Cali and other places with less predictable or desireable long-term rental markets.

That or short-term rentals for football, graduation, etc. is the way to go in this town i believe.

I'm sure you could make a killing renting to students (it may be wise to build a rapport with admins in student housing at Ole Miss) or possibly a fix and flip (I've known a lot of old money and good ole' Rebel football lovin' retirees move there).