If I put down $40k as a down payment, I want to net at least $10k/yr + appreciation of at least 3.5%.These aren't every day opportunities, but if you're in the right market, it's very feasible.

Jennifer Beadles Maybe you can find some type of consultant that could do a feasibility study, and help you hone in on the best market for growth, etc., which units would be most marketable (one bedroom/two bedroom, etc., and what amenities for the best return) With baby boomers moving into retirement age, that will have a big impact on the future market growth.