There are some performing and some non performing mixed residential / commercial notes.

Alyn I would look at the annual rent growth trend for the unit mix of your apartments for the location.As I said earlier if supply is low and demand is high you can increase the rents by a bunch and accelerate the CAP.If you are real busy with your job and want turn key then yes you will usually get a smaller CAP for that luxury.As you said for your goals the bigger return isn't as important.At the end of the day it's your life and your investment and money so it's your call.I have some investors that want an 8 cap,some a 12 cap,and some a 16 cap going in.I tell them fine if you want a property needing major work in a war zone.There is nothing in my area in a good location trading at more than a 10 cap period that is in good shape.The reason is other new investors are giddy with a 10% return versus a treasury or CD giving them 1 to 2 % if they are lucky or their stocks are tanking hard.It's just all relative to your investing style as to what will make sense.

Its kind of a wierd neighborhood in that there are really old and also newer construction mixed residential neighborhoods and the neiborhoods are like little scattered pockets around otherwise industrial/commercial settings.

I have other templates for multi-family and mixed-use properties as well...

Luckily, we did, because we also found another spot that was really weak and we would’ve been hosed.Pipe:4” PVC main line / stack.Floor drain 3” Kitchen drain, washing machine drain 2”Tools used:Jackhammer, pry bar, dead blow hammer, air nailer, respirator, earmuffs, goggles, safety glasses, scrapers, chisels, shovels (round for digging, flat for filling/cleaning floor), tub for mixing concrete, a ****** trowel.Have a 2 x 4 on hand for the concrete repair part.Tips: use spray paint to mark your path during demo… it’s easy to fall off course.

Much to my delight, he certified that the foundation was essentially good to go.

It seems to me these are mixed frequently and it gives very misleading results when people tout their returns on projects.Thoughts?

As a bonus, ask him to give you a bid for the repair work and I'm sure he'll be delighted to credit your walk-through fee back if you hire him to do the work.

Also -- I'll let you know who he is later, but we've got another speaker in the mix -- an author of 3 books who is definitely one of the most respected individuals in the business.

Owners have had a terrible time getting it managed properly (probably cause it's in podunk USA) and are just looking to get out, say they need $230k.The building is 18 units, a mix of studio, one, and 2 bedroom units for a total of 23 bedrooms and 19 bathrooms.