Looking to Invest in 6-10 unit Multifamily - Northeast US

[Pranay Advani]

Hello all, 

I want to take the plunge and enter the world of multifamily value-add investing. I am based in New York but will likely want to start out in a smaller, nearby MSA where price per unit is lower and I can lower my vacancy risk with more tenants (open to mix-use with the right commercial tenant as well).

The way I see it, we are at a stage in the cycle where areas like New York could see a significant correction, and at the price point I'm looking at, you can maybe find a 2-4 family value add in the Bronx or suburban Queens, or something similar with greater upside in Northern NJ. I don't want to have the double worry of missing a healthy DSCR by losing one tenant coupled with the concern of the property being underwater in the event of a correction. Which is why I would like to look a little further away (max. 3-4 hour drive from NYC that could be done in a day trip).

Does anyone know about other markets ie. Philadelphia, Baltimore, DC, Boston, along the Northeast Corridor which have strong fundamentals and would be an investor-friendly environment (are there any good buyer's markets out there right now?) where I can find a good, off-market deal with 6-10 units under $1,000,000?

Furthermore, in terms of how to structure the capital stack, I was looking at doing 75-80% LTV at a fixed-rate, along with a 90/10 or similar LP/GP equity split under which I would be the sponsor and set up promotes to align investor interest. Thoughts on how feasible that would be for this type of product and how it may differ from state to state?

Any feedback is much appreciated, and I am always open to jumping on the phone to speak in greater detail as well as underwriting deals since I am already in the industry. Thanks everyone and excited to be here!!