My goal is to scale beyond single-family rentals and small multifamily units, and I'm eager to learn how investors break into the larger apartment complex deals—especially using other people’s money or with a low initial investment.I'm open to syndications, joint ventures (JVs), and partnership structures that allow for a lower capital outlay while maximizing potential upside.

Solid plan, Brittney—Columbus can work for MTRs near hospitals, OSU, major employers.

Fair, accurate and low cost 

I’m curious if I’m missing anything to my list so far I have (per zip code) also I currently invest in the Lansing area.Projects in the next 10 years (expected start and end date) Average household income Crime score Average home price Population growth past 10 yearsWho are the major employers And vacancy rate Job growth Tenet demographics& government and taxesAs Drew said, this is overkill...and you're missing a few things as well. 

But here’s the flip side that many don't see:The Bar is Lower (in a good way): The "low-hanging fruit" is gone.

You can’t treat MTR guests like hotel guests — but you also don’t need to run a full-blown tenant application either.I use a middle-ground screening system that keeps things professional and simple:-Verify employment or assignment letter (nurses, project workers, relocations)-Confirm ID + previous landlord or housing reference-Require a refundable deposit or insurance coverageThe goal: balance safety with speed.

I was making very low cashflow due to several things including a super high interest rate.

You’re probably unaware but what you propose is the same as accepting a “kick back” for using your position to award a low price.  

If you flip or wholetail, your profit is taxed as ordinary income, so you’ll pay higher rates and possibly self-employment tax.If you hold and rent, you’ll get depreciation, interest, and expense deductions that can offset rental income and lower your overall tax bill.

This would give you access to long term fixed rate debt financing options, make it easier to self manage and allow you to more easily sell if you find real estate investing is not for you.Secondly, a positive cash flow of $24K annually from 18 units seems like a very low return given the prices larger multifamily properties (10+ units) are currently trading for in Snohomish County.