And rents are decreasing in metro Atlanta per my Costar account data -- granted that's multifamily statistics.

Considering how much the area has appreciated, it may be tough for your friend to cash flow with current interest rates. 

At most I'm seeing about 2%  5 year rate of return when I put the numbers in the calculator. 

The variable interest rate went from 5.25 originally (not bad) to between 8.5 and 9% now, meh.

@Detrick Bell cash flow is tough right now with current rates, prices, Houston insurance rates, and texas tax rates. 

Make sure you get your financial house in order first -- decrease debt, increase income, & maintain a good credit score.

Hi all,How do I determine the cap rate for a two -door multifamily complex? 

This blog explores the potential changes and how they might affect your investments.National Landscape: Potential ChangesLawsuits alleged NAR policies stifled competition, inflating realtor fees.The settlement could lead to a more open market with:Discounted commissionsTiered commissions based on property valueFlat feesHourly billingOklahoma City ImpactShort-term: Uncertainty, market fluctuations.Long-term:Increased inventory from lower seller closing costs.Shift towards value-added realtor services like targeted marketing and expert negotiation.Technology-driven platforms may offer lower-cost alternatives.Proactive Strategies for InvestorsStay informed about market trends and commission structures.Build relationships with experienced real estate agents.Negotiate commission rates strategically.Focus on long-term investment goals.Conclusion: Adapting to the Changing LandscapeThe national shift in real estate commissions signals a period of potential change for the Oklahoma City market.

The home is priced at $430,000, with an existing mortgage of $350,000 at a 3% interest rate.

Looking for 80% leverage on LTV to be out of pocket $68,000 and long-term holding rates in the 6-7%.