Definitely a new mirror, maybe something with some unique shape and not just rectangular.

Note you can specifically select a multi-family search.As a warning, stay away from Craigslist, Facebook, LinkedIn, Connected Investors, and the like.

@Calvin Penn most areas follow the HUD Fair Market Rents that are published for the year.This is what they published for 2023 - FY 2023 Final Fair Market Rents Documentation System — Select Geography (huduser.gov)

Sellers don’t yet have to take massive discounts…Unless they have unique motivations to do so.

How do you select one property over another?

That's the same group who licenses real estate agents, and authorizes training for the real estate industry.If a Realtor® in your state has a disclosure form that they commonly use discussing mold or other environmental issues, then your decision to NOT use one makes your transaction "unique" and may also open you up to certain liabilities.  

If the selection of a cap rate is done poorly, it could have a material impact on the calculated sales price.

However a single member LLC may not protect the owner from creditors.For tax purposes an LLC can file as an S Corp (file S election w/IRS first)No upper limits on the number of LLC members, S Corps up to 100No restrictions on LLC ownership interests (flexible), an S Corp can have only 1 class of stock but can have differences in voting rightsSpecial allocations in income, gain, or loss in an LLC is permitted but not in an S Corp they allow pro rata allocations because of the stockIn regards to distribution and contribution of property (not cash) an LLC may have tax advantages over the S Corp.

While there is no bright line on what makes an active or passive investor (in order to differentiate between a securities offering versus a JV), someone who is active is first and foremost a business partner and is actively contributing a unique skill.

Select your date range, and Boom, you've got every number you need to make decisions.