My sweet spot is vacation rentals and assessing highest and best performance in various markets, looking at NOI vs CAP, evaluating acquisition, expenses, exit strategy, and modelling for various scenarios with a near infinite number of levers we can tweak to account for any nuance in any variable. 

Quote from @Kevin Sobilo: ShowMojo wouldn't have the data to evaluate how often a unit turns over.

Monthly Income: 1100Expenses: -Repairs/ Maintenance – 50 -Real Estate Taxes – 112.50 (1.2%) -Insurance – 30 -Vacancy Costs – 83 -Capital Expenditures – 100 -Total Monthly Expenses: 375.83Downpayment: 18000Loan Amount: 72000 (with 20,000 rehab money) -30 Years @ 5% interest Closing Costs: 4000Total Initial Investment: 22000Monthly Mortgage: 386.51Cap Rate: 9.54%Monthly Cash Flow: 329.32ROI: 17.96%After evaluating this, if this property was in a better neighborhood with less crime, would I be naive to pursue this property?

I log rents in a spreadsheet so I keep up on rent valued.

@Martin Rubio you can invest in a private offering if you are not an accredited investor if:You are sophisticated enough to evaluate the deal and make an educated decisionYou can afford to lose your investment without compromising your financial well-beingYou find a sponsor that has an offering that is not advertisedThe sponsor is allowing non-accredited investors into the offering (they are limited to 35 or fewer non-accredited investors in any given offering)You have a pre-existing personal or business relationship with the sponsorThe challenge here is that you cannot invest in any offering that is using the 506(c) exemption, which allows them to advertise.

As a buyer I would never count that higher rent in my evaluation as it has not shown to be sustainable over time for that particular property.

One of the buildings has already had some window replacement and stucco replacement.The HOA is currently evaluating the reports and figuring how to tackle the issues.

Remember there are two "values" that are used in evaluating property: "as is" value, and "after repaired value" (ARV).

Some tips on evaluating deals: The 50% Rule: How to Quickly Analyze a Multifamily Investment Property

There are a lot of different views on making offers, but I would much rather put in more time evaluating deals and going after properties I know I have a good shot at then putting in 100s of low-ball offers.