The 2018 second quarter RealtyRates Investor survey says that apartment cap rates are on average between 4.9-13.8 nationwide depending on LTV, but the survey is not limited to recent acquisitions and I assume that those that participate in the survey know what they are doing .So this bring me back to my question: for those who are actually set up to responsibly invest but don't have the experience or network to hit the 15% CoC returns in today's market where the pros are also claiming good deal are hard to come by, is shooting for the 5 cap cash purchase on their first deal to learn the ropes a crazy idea?

No management needed since the tenant is responsible for everything. 

Only one personal would be responsible for the mortgage.

If you have one single lease then they should all, individually be fully responsible for the entire lease.

Most of the responses seem to address the main concern, which is elect to use your own title company.

I am afraid seminars in NYC may be based on Real Estate within the Tri-State area.Thank you again for the response! 

Thanks for the responses @Jeff Kehl @Michael Flight @Joel Owens and @Ronald RohdeAppreciate the additional thoughts/factors to look at regarding VPD numbers Joel.Assuming there isn't someone on the message board who could give me a quick tutorial/instructions on how to find the numbers myself on TXDOT's website, I'll try giving them a call.

@Scott RogersThanks for your advice, Scott.I do have compassion for people but as you said it's a business and I should take 100 % responsibility of it. 

@Eric Gardiner thank you for your response. 

As always, thank you for your responses, I love this place.