I'd rather have a solid C that is in a clear C neighborhood and will stay that way than a B that could slide into a C or D erasing my equity value. 

Investors definitely make money in this area but if you are looking for an a or b neighborhood this, in general, is not even close.   

Quote from @Bill B.: I seriously thought the op date would be 2019, or 2015. 

In my research, default rates are pretty high amongst 401ks loans. 5) If you leave your employer and want to rollover your remaining balance to an IRA to be able to invest in real estate, known as a self-directed IRA, you have to either A) Payoff the loan first, or B) When you rollover funds, the loan balance will be immediately distributed to you, thus taxes and penalties, and you forfeit all that tax-advantaged money back in the account. 6) 401ks are generally covered under federal ERISA rules, which affords you additional creditor protections, from outside of the 401k judgments.

Eventually, Class A property values increased to the point that even increasing rents didn't allow them to cashflow upon purchase.So, the flood of new investors switched to buying Class B properties.

(b) Is engaged wholly or in part in the business of selling or exchanging interests or estates in real estate or businesses, including businesses' goodwill, inventory, or fixtures, whether or not the business includes real property, to the extent that a pattern of sales or exchanges is established, whether or not the person owns the real estate or businesses.

Also, it depends how good of a deal you get and how good an operator (or the one you work with) are.Assuming you buy the "right" property in the "right" place overseas, you'd typically have a higher unlevered ROI overseas because a) a like-kind property would be cheaper and b) the (high) season could be longer and therefore the revenue higher.The US used to have the advantage of the financing (availability + interest rate).

Hi,How does one find "quality" equity investors for class B or C small multi-family real estate?

.- Too many other investors willing to pay prices that only pencil because they're (a) self-managing and/or (b) renovating/turning around the units themselves.

What if the roof requires replacement but Partner B can't afford their share?