All these social media stars make it look so easy in attempts to get you to buy their book or course, but in reality it seems like the hardest part.

The reality is:  inventory is vulgarly low.

@James Peterson has the best answer here especially in this part ""but in the long term, your rate of return will be much less than here in California".I actually did a simulation comparing this two outcome, so hypothetically if you have half a million and invest at one MF in CA and 10 Midwest SFR with 1.4 rent value, the IRR and total 5-year return could be the same because the rate of appreciation in many cities is still 7-10% whereas midwest is 2-4%.However, the actual probability of achieving these numbers in reality, within CA the number is actually much achievable because the appreciation and job growth in CA is more deterministic.What I found is if you can find MF in CA that has cap rate at least 7% and you can rehab it, you're doing good in terms of appreciation and cash flows.

I think you are assuming your long leases reduce vacancy, but in reality your tenant would have stayed regardless. 

The reality is that we are now in a new “air transportation world,” not just a wounded pre-2020 system.

I'm not trying to discourage you but just telling you the reality to buying anywhere within 30-45 minutes of Austin.

Hey @Maxym Le Deux, I'd love to chip in here but in reality the most prudent advice would be to speak with a real estate attorney on this right away. 

In reality, all different types of investments are good. 

I would hope the seller's real estate agent would discuss the realities of a low appraisal and that the appraisal sets market value based on comps.Good luck

@Katelin M BarsonThe reality you're seeing is the same one everyone else is facing, so you're not alone!