No one reported a verifiable deal even after their glowing post.Like This:PACE MORBY GATOR METHOD COURSE REVIEWhttps://www.biggerpockets.com/...Personally, I push for people to use their money to do a Joint Venture with someone who is experienced and learn from that someone, that which is necessary to close deals. 

If it is higher than that, most lenders will want a clear explanation or will haircut it.On operating expenses, the right answer depends on age, condition, and management quality, but for B and C class multifamily in the Southeast, a 40-45% expense ratio is a common baseline.

But the quality of a neighborhood is subjective.

Avoid courses and gurus who will teach you a magic method or try to razzle dazzle :-) Feel free to reach out.    

If you make your ADU a premium unit/super cute, you can attract high quality renters who will stay longer.- Also building cost is only getting higher in the future, so it's better to lock in lower price/property tax now than to wait further.- Overtime, the math will continue to get better as rents go up over time. 

The cap rate method resulted in a valuation of ($260k–$452k), which agrees with yours and likewise.

But if he above market and using education as a funnel to his lending, it makes me question the quality of all of it.

Your forced equity if done properly (BRRR method) will yield a lower loan payment monthly and the numbers will work better on a local STR property. 

If you buy quality in a quality neighborhood its no different than most any other big city..

The BRRRR method is a popular strategy to stretch your cash on hand, although it does require getting solid deals like Drew mentioned.