That is why it is critical to have people where you want to purchase with great knowledge of the area top advise on what the opportunity looks like.Of course you need to see the property and perform due diligence but some sellers and listing brokers on the commercial side will not even put anything under contract until the outside investor has seen the area.

Great job on performing some additional due diligence Scott.

You can look at an area's average statistics and assume that's what your property will perform at.

Properties here you can hit for multifamily a 10 to 11 cap going in.If you do distress you can further your returns.It all depends on how much money you will have to play with after you sell your property and 1031 exchange it.There was an investor before that told me of a 1031 exchange where his funds were held by an intermediary waiting to exchange the funds into another property.The 1031 company filed BK and the funds have been tied up for years.So when putting with a 1031 you have to make sure the funds you will be exchanging are protected.The people I now just keep exchanging and refinancing out the equity.Then when you pass away your heirs inherit at a stepped up basis wiping out the deferred gains.Sometimes doing a 1031 the seller you are buying from will play hard ball as they know you have a certain timeline to perform to get the exclusion.It all comes down to where you feel comfortable investing (location) for the returns you will be getting.

If so, how is it performing today?

The 379 metropolitan areas surveyed were evaluated in nine categories: housing affordability (cost of living), transportation, jobs, education, climate, crime, health care, recreation and ambiance (museums, performing arts, restaurants and historical districts).

They're hardly in a position once they've had to foreclose on their non-performing note to dictate to us as investors what is and what shall be.

Any feedback on how they perform?

What don't multi families perform as well or better?

Stock prices most often have nothing to do with the company's performance (for the most part), but have everything to do with the perceptions of the investors and where they think the company will be in a year or two.I too, think that a correction is coming..I wonder if anyone out there has started to sell their RE assets and just sit on cash, waiting for lower prices?