Hello team, What are your thoughts of the following property: 20 Unit Mobile Home park 100% occupied Price $950,000 Cap rate 8% NOI $76,000 ROI is 6.88% Would you advise to get it or pass?

Now that we are through Q1 of 2026, how are things looking for KC multifamily absorption and deliveries? The relationship between absorption and deliveries is a key one, along with "new starts." Absorption refers to the number of units that became occupied or vacant relative to the previous measurement. It is the net change in occupied units. If Kansas City had 100,000 occupied apartments as measured at the end of 2024 and 105,000 occupied apartments at the end of 2025, absorption would be 5,000 net units over that time frame. You can have negative absorption when the total occupied units goes down; 100,000 units occupied to 95,000 units occupied. In general, it is a reference point for demand in a market and can tell one side of the "what can we expect for occupancy in this MSA, county, or suburban district?" story. The other side of that story is told by deliveries. Deliveries refers to the number of completed new construction units that are ready to begin being leased and occupied over a given time frame. If there are 110,000 rentable apartments in a city at the end of 2024, and there are 117,000 rentable units at the end of 2025, this would mean that 7,000 new units have been added to that available supply over that 12-month time frame. Deliveries equal 7,000, or 6.4% of existing inventory (Deliveries % = Delivered Units / Initial Inventory). Absorption and deliveries are the supply and demand markers (along with many other variables that serve as leading and lagging indicators, but are still part of the same story) for multifamily in an MSA. If 5,000 units are delivered across a 12-month period and 5,000 units are absorbed, then occupancy rates will remain relatively stable for that time frame, all things being equal. If 10,000 units are delivered and only 5,000 are absorbed, then occupancy will trend down on average for that area because there was more new product added than there was immediate demand for. Usually when this happens, especially multiple quarters in a row, average rents will begin to stagnate or even decrease to facilitate more demand. Cheaper apartments means more people can afford them, which means more people will move into them instead of getting a mortgage or living in another city, which means occupancy rates will climb.

Florida Atlantic University data shows 1,788 U.S. banks have commercial real estate exposure exceeding 300% of their equity – up from 1,697 last quarter. Of those, 504 exceed 500%. The FDIC also reports $306 billion in unrealized losses across the banking system and 60 banks on its problem list. With $900 billion in CRE debt maturing this year at elevated rates and office delinquencies running above 12%, many of these loans simply can’t be refinanced at current values. The buildings aren’t worth what the loans say they’re worth. Be careful out there, but there’s also opportunity in the ability to solve a troubled owners problem on a good acquisition.

Bird dog brought me deals in TX and PA, and according to her, the sellers are willing to go in 2nd position. I need a capital partner (or partners) to get into the deal, while I can operate and be boots on the ground/make life easier. Please PM, comment, or email me at aaron.horizonhill@gmail.com to get full details on both deals so we can agree on underwriting and make our offer.

After being in property for years and speaking with a lot of investors (new and experienced), I keep seeing the same core challenge holding people back I see it all the time: - Don’t know how to find investors - Not sure how to structure deals - Relying too much on lenders - Scared to lock in a deal and not be able to close So even when opportunities show up… they hesitate, and miss out. What changed everything for me was simple: I stopped depending on deals to make money, and built consistent cash flow first. Now I use a system/model that generates income consistently, which I reinvest into my property deals, without relying on loans or investors. That shift gave me speed, control, and confidence. Quick question: If you found a great deal today… could you fund it confidently? Or is funding still the thing holding you back? Control the capital, control the deals.