Gainesville has a lot of new construction intermingled with older homes and this can lead to comps that are not apples to apples. 

Evaluate Chicago vs other markets so that you can compare apples to apples.

Being more of a resort community, there's really no bad areas to purchase, value being based more on distance from ski lifts and shopping.

Professionals with decades of experience and very impressive track records do all the heavy lifting for you.

Cap rate and price per door, as long as the comparison is apples to apples.

Raising money today for MF with no track record is going to be a monumental lift because every article you see out there are multi family deals going bad because of inexperienced sponsors.

You didn't get debt buying the newest shoes,  the debt you acquire is needed to make your investment profitable and income producing, so it's not apples to apples.    

It only makes sense to use turnkey if you are investing remotely and/or can't do the heavy lifting yourself. 

It gives a lift to the entire area.

This will lift your mood immensely, I assure you.