After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Stick to that script, and you should be good to go. 

Good luck with your project!

At this point I had found I was pretty good at finding and managing tenants so I partnered with a real estate broker and started managing for other investors.

He will tell you, INTER ALIA, that you want inspection, financing, attorney review, title review, insurance, environmental, and survey review.Second, get a GOOD home inspector lined up.Third, get your banker lined up.THEN you can start looking.Also, keep in mind that backing out of a contract must relate to the contingency being used, and can only be triggered AFTER a good faith effort comply with/fulfill the contingency.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

Overall, if they meet your screening criteria, it can be a good arrangement.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

I know there are many avenues to go down for funding, but I am looking for good advice on the best approach for this, and if using investor money is the best way to go, what is the best way to set up the payout back to the investors, via.. partnership or ROI. 

The one place that still imo offers a good combo of being nice, being affordable and having a little upside left imo is the eastern shore of Md, I just bought a flip down there (though it’s pretty hard if not impossible to find great value add even there) but it’s affordable, growing (a lot of people coming from dc, New York, Philly area.) but still not really a big enough market that any major operators are out there yet.