The key is to know the market including the supply and the demand in the area. 

Is the City of Pomona prepared to lose 10% of its rental unit supply (2300+ units)?

You potentially could do a partership with someone who could supply the money for a downpayment.

Here are some data points below from the past month:🏠📈 Real Estate Update 📉🏠Here's the latest market report (based on single family homes):🏡 Mortgage Rates:30-year conventional rate today is 6.63%30-year VA rate today is 6.20%💰 Median Sales Price:May: $475,995June: $485,000July: $487,483📈 New Listings:May: 2,141June: 1,920July: 2,032📅 Median Days on Market Until Sale:May: 12June: 13July: 14📦 Months Supply of Inventory:May: 2.4June: 2.3July: 2.6

Its a delicate balance of supply and demand in a market. 

These include falsely claiming to have closed dozens of deals when none were ever closed, illegal payment of undisclosed sales commissions to bundlers and independent contractors, advertising the funds as safe and appropriate to investors with obvious near-term needs for their capital, creating fund of funds en masse assembly line fashion with no corresponding SEC filings, unregistered brokers/financial advisors acting in that capacity absent licensure, having customers wire money claim the fund is fully subscribed and putting them into a high yield promissory note, accepting funds from unaccredited investors, misrepresentations about the debt put on the project, lies about experience level of the principals, omissions of material facts, and at least two straight up Ponzi schemes.While it's true that some legitimate operators are having issues in their portfolios, today's circumstances are a perfect example of the idiom, "you can only discover who is swimming naked when the tide goes out."

That tool really sounds ideal...I think in most major markets now that are either saturated or balanced in terms of supply/demand now more than ever amenity rich properties are a must. 

>appreciation in this particular Midwestern city keeps pace with inflation without leverage. per the data you supplied from the NAR (good source), Peoria re appreciation did not keep up with appreciation since 1979.  

Gotcha a in other words rents could soften or are softening based on supply demand issues.. thank you for clarifying that.

That'll negate the supply.