Cash downpayment (my dad had $20,000 for us for our wedding instead we bought a house and got married at the court house) the balance and Reno was Hard money How did you add value to the deal?

If the tenant follows the laws, they can escrow their rent with the 36th District Court in Detroit until the property has a Certificate of Compliance (https://detroitmi.gov/departme...) from the city. 

There isn't enough info to comment on the quality of the asset, but your financing adds lots of complexity, which isn't bad per se, as long as you understand how putting no money down impacts your plan.

If something goes wrong in a property you're "managing" and you screwed up somehow, it's amazing how quickly your close friends will turn on you and you end up in court.

I called the local magistrate court that handles evictions and she says the governor ruled the moratorium unconstitutional so it has been lifted in the state (GA) as of a few weeks ago. 

I specialize in single family deals, however i don't know anything about Multi family, big apartment complexes.

For instance, if there are 100 units in your complex, you own 1% of the building's land.

I live in California and looking to buy an 8-15 unit complex in the mid west or southern states but I'm open to other areas.

We go to court next week, so was curious what others experience has been (if any). 

There is a lot of info not listed so I did my best with the calculations and assumptions:- Multifamily Apartment - Value Add - 32 units- Total income / year = $256,264.97- Total Expenses / year = $234,781.81- NOI = $21,483.16- Average rent in area per rent roll & rentcafe = $1,200 / unit so $460,800 / year (which is different than what is shown on ProForma)Anyway, I go to use the valuation calculator on Crexi and the first number that makes sense for a purchase price is $500,000 (super low for a 32 unit complex).