Just buy it from your buddy and bag the 2% minus expenses. - unless the $3000 is theoretical and only occurs after renovations, etc.

Now I'm packing my bags to fly to Oklahoma City to put eyes on about 200 units over multiple multi family deals I put offers on. 

Plus it is a job that will actually be challenging yet rewarding and which will do some real good in this world.2.13 an hour is about exactly what i earned in the early 70s bagging groceries..   

It should be an investment for someone to not have to work. when people are seeing apartment complexes sending cruel and tone deaf eviction notices and not repairing issues during a global pandemic and young kids in their 20s whose rich parents give them money all the time buying apartment building and rental houses to kick the people out and raise the rents, while evicting people who are a day late and being entitled little d bags about it then yeah.

A bag of mixed reviews.

Let's all keep in mind that this is not "free money" or a grab bag opportunity.  

You could if you wanted to offer to supply the tools(rake and shovel and some bags) for your new tenant to clean it themselves if it is important to them.My grandfather used to say" don't grow thirsty trees", meaning, set the standard early or they will expect you to provide this as an ongoing thing.....

When I interviewed as a programmer at a mill after college my step-grandmother warned me off about the old man that was interviewing me; he had a "reputation"; The "me too" movement, I think shocked the many decent men who had no idea that there is such a sizeable minority of predatory scum bags that women deal with on a regular basis.

If your goals as an investor is walking away with a bag of quarters, focus on "cheap" (i.e. stagnant and/or shrinking) housing markets.   

And if you were lucky enough to keep your job, and *silly* enough to keep paying for your house...you got caught holding the bag.