That would still be a very nice return over the long long term, despite a few years upfront of fronting a bit of negative cash flow.Also, another consideration is that any increase in rents caused by inflation can push these from $0 cash flow to positive cash flow.

Ultimately I sold all my out of state rentals simply because the return is very dismal. 

Option 1: invest in multi family housing Pro- semi reliable income- cuts cost on my living expenditures -recession proof (can be argued)Cons- high cost start (for me at least)- first time managingOption 2: Buy land and try to negotiate a development deal Pro-huge reward -can be fast- after deal is done right, I'm hands offCon-very risky especially for intro-no expertise in this field -finding a great deal in hardOption 3: wholesalePro-great return-can be fast-not long term Con-hard to find good deals especially with a full time job -can be a nightmare project-no expertise Please correct me if I have messed up with any of my pros/cons.

@Alshan San the point is the rate of return on your investment is different.

While paying down debt, while boring, it's a guaranteed return.

In this case, we should get all the money back and return the houses to Morris Invest. 2)Clayton Morris play a role as the middle or agent, or the fact shows Clayton Morris acted as an agent.

While comparing investment opportunities an investor needs to assess risks associated and then expect a commensurate return.

Probably not, you'd likely be able to earn a better return on that money elsewhere.

If you have lower return targets than I do, then perhaps there are lots of properties that generates ok returns. 

Making approx 15% /year return.