Apartments are my goal, but haven't bought any so far and still a beginner on that aspectAfter multiple conversations with the property managers, I don't think doing a rent hike to market rate is realistic for these tenants (small increases yes), and I guess I'm not the type of person who wants to kick people out and mess with their lives (these are all families).

Even if I was, I would like I would say ask someone actually in your market. they know if thats actually possible(realistic).Umm... aside from that maybe find a way to no use your money for the COC return?

To give you an idea of NPN setup using NPV seeking the same return:P1: $0P2: $0.....P24: ($4,000) P25: $0P26: $90,000=NPV(12%/12,P1:P26) = $66,334.05The more accurate and realistic your income and expenses the more accurate your formula result will be.  

What is a realistic return to shoot for in the Valley? 

They outline 4 strategies for building your portfolio safely and realistically.

A realistic portrayal of the path.

Given all that has been done in upgrades as well as skyrocketing prices in the area, is there any way to ensure that an appraisal is realistic to ARV/present value and not just tied to historical sales price.2.

HA argues that their service fee is to help with the regulatory stuff they do as well but realistically it comes to the home owners and local support.

@Tim Campbell thanks for chiming in with a more realistic perspective, and thanks for investing in our neighborhood!

Make sure when you go looking for assets you keep your head out of the clouds and be realistic in your approach.