Lots of people got washed out with this strategy when COVID first began.

I would lean towards more the Real Estate Debt Fund (6% return on $25,000 to $99,999) not the multi-unit or car wash funds.

@Amber Saulsbury @Irina Belkofer is correct in laying the CAP rate formula, as I read in one post above where they included the financing expense which SHOULD NOT be included when calculating the CAP rate.Anyways, here in El Paso, Texas I can buy a multi family (8 unit or over) C- building with a CAP of 8% - 9%, Most investors settle for that, but my value play strategy is, I come in and rehab the units, add individual water meters and charge it back to the tenants, sign 12 months leases, raise rents, swap washing machines for coin-operated machines, you get the idea, anything that helps me reduce the expenses.

There should be a specific day of the week/month that refer is cleaned out of "forgotten" items.Your Rules should include cleaning up before leaving the kitchen (washing dishes, utensils, pots, and cleaning prep and table areas used) as well as rinsing tub surround and hanging towels to dry in their own rooms.

It is exciting and awe-inspiring to see there are other people similar to me going the same route that I am going.

So that's either a wash or a net increase in your cash flow. 

That concern is probably a wash between the two asset types.

Power wash buildings, trim trees, paint signs or doors, caulk windows, put down new mulch or pine straw,  etc.

I only have two people living here and my neighbor has 3 people and washes clothes every day.  

If your clients are getting such a great deal on it, they might want to pull it off the market for a wee bit, make some minor updates, and then put it back on -then they can go to the default "look at all the improvements we made!"