Today, I analyzed over 10 condos, and while I found one with a positive cash-on-cash return, it was far from impressive.I’d love to hear from experienced condo investors about why this type of real estate might make sense despite the low cash-on-cash returns and HOA fees that cannot be influenced.As a bonus, if anyone has purchased investment properties for their children with a similar goal, I’d really appreciate any insights about your process or results.I am looking at buying 2 investment condos for my children to pay for their college tuition in 13-15 years.

This creates a negative initial position.

Look for the positive in all situations. 

I will take that over 200.00 a month positive cash flow :)  All the while running my Capital Partner business and funding over 120 deals a year for my hand picked clients. lThat's a nice combination.

I think it's unrealistic that I would buy a 100+ unit property for my first GP position.

@Robert StephensonYou’re in a great position!

As rental rates increase, cash flow becomes strongly positive.  

Use a payment processor to pay the original note and any wrap if there is a 2nd position secondary note that pays the seller the difference between their current mortgage and the total sale value. 

Multiple professional references, when addressing this issue, carefully state: "the IRS position is..." - which to me indicates the same doubts that I have about the legality of the IRS position.Until the IRS is challenged in court over this position and loses, I choose to comply with their position.

You can also search Google and read reviews.