However, I do think Athens has a lot of potential, and has already started to show this with rising prices. 

We have a community and family oriented company culture that make me feel apart of something greater than myself.

Glad to have you as a part of this awesome community, John! 

To a multimillionaire or successful investor $100000 is probably like Chum change.... but for somebody like us who drive $2,500 cars and make $20 an hour renting out a basement apartment it was definitely a huge lesson learned and something that will take us years to crawl out of.

NOI, and thus cap rate, feeds into how much of a down payment is required b/c it feeds into the "sizing" of the loan.Many asset classes, like apartments and offices, have less than ideal in place cap rates today, so you need 35% or 50% down to buy them (unlike a DTI-based home loan, your personal W2 income cannot be used to significantly offset).

It's a 240 unit multi family apartment in Texas.

For years we had a local chattel lender who took on higher risk loans for those without the large down, not super high credit, and on older homes.

No guarantee in finding a tenant due to rise in E-commerce. 

Like most regulatory measures, it aims to establish a minimum standard rather than an exceptionally high bar.

Commissions are too high and Realtor's do not do what they once did.