Invest your IRA's and 401k's in the SP 500, Small Cap or VTSAX... you should be nowhere near bonds.

I believe the key to it is having a professional mail piece and when you speak to the owner, don't tell them you want to purchase their property at a 10 cap.

A REIT from Manhattan came into Des Moines last quarter and bought up about 500 units at a 5 CAP.

When I say cash flows, I'm of course talking about after factoring in vacancy, cap ex, repairs, etc.

Now we divide our NOI by the prevailing market cap rate, and boom, we've increased the value.

Condos will have less maintenance/cap ex costs; more correctly some of the maintenance/cap ex is in the condo HOA fees.Suggestions:Learn the 50% rule. 

We plan on already running all the dedicated gas lines, water, sewer and capping them as part of the first project. 

That sets you up for more risk, as you have to bank on all buildings renting out for 12 nights a year to just pay the mortgage (at the owner’s current loan amount), not factoring the insurance, taxes, cap ex, property manager, etc.

You each have a cap and ball pistol. 

What are the average expectations on cash flow and cap rates for the current market?