Brian,I was perusing various "call to action" verbiage' last night, and USP 'hooks' are very useful, especially coupled with photos or videos on Social Media, etc. platforms...

I am also considering a MFH unit consisting of 5-10 units in a C or B class area near the city.

I would just do what you like doing and do that consistently.

I've eluded to it many times on various platforms regarding questions like this.

I prefer not to do roofs anymore but its not out of the question.I have been putting together a team lately consisting of an agent who works with sales and rentals, a broker and an accountant who invests in property himself and has been a personal friend for years. 

The other thing typically priced into that CAP rate by the market is the risk and quality, consistency, and volatility of the NOI ... you can see this in any given city where the CAP rate will increase for commercial properties that are older, more run down, and in the rougher side of town where collecting that NOI may be harder and less consistent. 

It is hard to say if small banks or large banks are the way to go from an interest rate standpoint as in my experience there isn't much consistency there.  

We don't need any expensive gurus or classes, we have the most powerful platform in the world.

What you mentioned doesn't sound outrageous.The HOA could always solicit bid from other management companies, but the residents there consistently complained about high fees and they're already into their 3rd management company.

., but the problem with that is that while they pay rent on time and consistently, they are not the cleanest people.