I have a partner who has expressed a lot of interest in being an investor.

Gross rents are probably someplace close to double that amount in the $140k range.

Of course, they had to get their net worth well into the nine or 10 figure range to be able to qualify for this role in large deals.And I also know a couple securities attorneys who get GP equity for handling the legal aspects of the syndication.

Instead of only looking at the ROI on that investment we can also consider the following:Time taken to rent the propertyAttracting a higher quality residentConsistently collecting rent on timeLarger pool of interested applicantsDurability of finishesThe time taken to rent the property is easy to overlook as we can focus on finding that one qualified applicant that will rent the unit as is rather than appealing to a wide pool of qualified applicants.

We’ve had to adjust our strategies over the past few years, but have multiple properties cash flowing well over $1,000 per month that were either purchased or built in the $600-$700k range.  

Well that's large enough to attract a wide variety of people IMO.

After semi-gut kitchens with new but very low budget finishes we have the units rented $1200-1250 range. 13x$100 is significant increase in NOI.

Are they from 4-5% or similar rates as a conventional in the 2-3% range?

Trying to buy in the 100-150k range, but having trouble finding something that the numbers make sense on.

This entire 10 wide strip is physically owned by the City of San Diego...the dimensions can vary (the example below is an 18' dimension), and the conditions may not be exact, but if the meter is within this area then it isn't encroaching on your lot at all.