Even later in the day another one following up.... 

I'll PM you the name and will now follow your advice on getting 3d parties to audit/oversee.

when it comes to monthly cash flow I ask myself the following question: how much money would I need to make per month to justify taking on the added responsibility of dealing with this property. for me that answer is $250 per unit cash flow, after all expenses and accounting for repairs/capex.

However, had this realtor contacted me in advance, I would have had the deal structured with Seller Credit to pay closing costs.The property was listed at approx. 600k, so there was over 20k in possible Seller Credit to pay buyer's closing costs, so I would have had the realtor make the offer as follows$594,000 sales price $20,000  >>> seller credit towards buyer's costs<<<$574,000  same net to seller+$200 for doc stamps & owners titleRealtors just don't understand how such an effortless structuring of a purchase with Seller Credit can make life so much easier for their client's ability to qualify for their best loan terms  

After which if we follow our budget we should have roughly 4K a month to invest in rental properties. 

Well, the bigger companies have proven that they really are buyers. 

@Isaiah Oloyede  they can be a pain if the tenants dont follow instructions .  

Criteria is as follows: Apartment building10-50 UnitsC-Class Neightborhood400K-600KOccupancy of at least 70% or higher Current Cap Rate of 6-10% Room for Rent Bump upRoom for forced appreciation. 

I have been following your discussion, @Dave Smith, and I am interested in learning more, too.

MF follows nice cycles from boom to bust and once supply hits the top and vacancies start to increase, rents will erode and incentives blow up eating into the cash flow quickly to the point were debt service becomes an issue.