I keep all my real estate Investments in Kentucky. 7% or more is the norm for single family residential while in California you most likely land around 3%-3.5% cashflow, you're not even close to cover the interest rate.Definitely check out Midwest states, they offer low entry point and stable rental market.

I really do value your opinions and appreciate any feedback you can offer. 

She's been renting it for $2,800/month and the condo has a $600 monthly HOA.I want to offer her $350,000 for the condo (its a fair price for it), 5% down payment ($17,500) and pay her monthly $2,000 for 3 years, after which I would refinance and pay her out.

I price out many 30 year DSCR products for people, lots of times they need to take a leverage cut to make the DSCR work if it is a single family. 

We have a rental in Alexandria (the Fairfax side), specifically in the Huntington neighborhood that does well as an MTR.

(Being that most apartment building in downtown lisbon are small and only need refurbishment on the inside no structural repairs needed).Which offer incredible yields both on a rental basis or from a fix & flip perspective.In my specific case I don’t have the required funds available to enter on my own and therefore am looking for seasoned investors who would be willing to enter on a partnership or joint venture to invest (all legal, with written contracts obviously).I have seen people with no money but the right skills and connections for the job be successful at it.

It's free on the landlord/property owner side and it has all the features you would need.

While multi family and new built luxury high rises might be going down it does not appear to affect more desirable properties that offer more space, amenities, better locations.I am in South East in a desirable area.What is your take on rental outlook?

One side moved out and the unit has been vacant for 6 months. 

We get offers accepted while they are LOWER than the competition because we are credible "they just have a better feeling about us".And why not?