We're in Portland, Oregon and very few cases can you hit the 1% "rule", and if you do you have to be creative.I wanted to share a win today that has been in the making for the past 10 months because I think it is a good example of what a low cap environment looks like and what a solid base hit looks like for those that want to invest in small multifamily deals.Here are the details on the property:9-units in an up-and-coming neighborhood Purchase price: $1,550,000Cap rate: 4.5%Average rent was ~$995 and Owner was paying for garbage and water/sewerWhen we took over we immediately had a couple units turn over, which was great because we wanted to get in there to do some upgrades (we do a lot on the sustainability side that include reducing hazardous building materials, energy efficiency upgrades, bike storage, decreasing utility consumption, etc).

@Chrissy Arnold, good point there, what I know is that you have to create a marketing material to funnel those target sellers by identifying there pains and future plans as for absentee owner.

My business, which I do not hide or promote here, aside one should consider the probability of failure of the brakes that are fixed by the person without an advice versus with the advice.

I know that many other circumstances have a PM/CM who takes Equity or a Promote.

OPTION 2)  Replace living room, kitchen and dining room floors with luxury vinyl plank - $3240 ($2240 materials, $1000 labor).Pros:Downstairs will have uniform flooring, making it look nicer + bigger (could yield higher rents and quicker tenant placement on turnover?).

If the finished are reasonable, something that the majority of people would like, then I would finish it for her that way and return your materials that you don’t use or move them on ot the next flip.

What "materials" come with the program (i.e. forms, software, etc...)?

One major issue is that retirement plan rules prevent any material participation by your dad in his investment.

I'm either a little weird, extremely fortunate, or (more likely) both, in the respect that material things don't really mean much to me, and both my wife and I have been financially successful at this point in our lives. 

Maybe something easier and more short term: get a photo for my account :) Since the start of the year i have been voraciously consuming material on real estate with BP podcasts and two books, have been building my network in many Canadian/American areas (thank you BP community), and have started to study a number of different markets (Squamish, Kelowna, Thunder Bay Ontario, and Edmonton) to try and find my best options.