Grocery-anchored neighborhood centers, on the other hand, are highly sought after and often command cap rates in the 6% to 7% range, with better quality assets pushing well into the 5% region.For example, institutional investment manager Nuveen acquired Peachtree Crossing in Atlanta for $21.8 million, or $270/SF, in January 2024.

for 1050/month all bills paid. they claim this cash flows 3600/month (4200-600). the math on that is they say electric is 90 unit, trash and water is 50 each for all 4 so theres your 600 and say they can provide receipts on all this. it's located  a handful of miles, about 6-8, outside the nearest small town with a wal mart etc.one thing is it seems better apts, in town with 600-800 ft, go for more like 1k no bills paid. even adjusting for the all bills paid part, i feel like 1050 is aggressive on these. otoh near me some crappy tiny apt with mold and everything go for 750, and these are much nicer than that. i think 700-800 would be an absolute floor on what they could rent for.i guess i just have no idea for example, insurance?

However, would i do better with a bookkeeper?

Whatever you make today, at todays rates, will only get better if rates go down and rents go up over time. 

At least they’ve given up selling the LLC as asset protection but I don’t think it does much better for privacy from anyone that actually cares to find out. 

Rents are better, appreciation is better and you don't have to worry about a lot of things in decent neighborhoods. ;-) 

There are hundreds of hotels and resorts, with better location due to city regulation. 

I tried flipping a house with a coworker which went okay but decided rentals were a better way to go.  

1000 to 1200 maybe OK you get more ratios that are better than that on paper your going to go into high risk areas .. just saying.

No need to buy in an LLC - you'll have better lending options in your names3.