It seems on paper that I am better off because I am leveraging but in reality I am worse off because I am being inefficient.On the flipside wouldn't I be better off instead of having 20 MF units leveraged having 3 higher end single family houses  paid off?

I think Rarebird would be doing their members a big service to invite one of the Department of Real Estate enforcement officers to a meeting and explain what is legal and what is not.. and same with someone from the CCB...Having gone toe to toe with those folks and losing  .. and the division of corporate securities and paying fine.Oregon is  tough place to do this the way all the rest of the wholesalers work through out the country.. 

Hi Winnie, is it a single family home?

They will not do owner financing.We have specifically discussed 8 single family homes which are clustered together and have an average rent of $565 but market rents are closer to $650 so there is some upside to raising rents.  

I'm looking to get started with either single families or duplexes.

I said to them I just cant be a party to you making a 96k wholesale fee. so I am going to pass.. and this was an elderly single lady . 

I actually lol every single time I read this under experienceRegardless, the IRR is dependent on many factors including: purchase price, exit price (this factor is the biggest contributor to IRR), rent growth strength, ability to re-position, debt terms - LTV, rate, term, IO years, amortization yearsArticles you might find useful:The Inside Track to Vetting A Multifamily Deal SponsorDeal Screening Checklist for Passive Multifamily InvestorsFocus on developing relationships with the right syndicators (full disclosure: I am one) with the right background/experience working with the right teams. 

If this is a duplex and you are converting this to a single family. 

I’m in need of help rather quickly.Background:I’ve placed an offer on a 3-1 single family property in Georgia.

I do spend some time with my hobbies, but 1/2 time, I'm a single dad - prepping all meals, helping with homework, etc.