A few other points of consideration, 8 units will qualify as commercial so your looking at fees that include reports (appraisal, engineering, phase 1), as well as mortgage related fees that will likely exceed $20,000 so you will be in an instant negative equity position, and the fees are virtually the same whether you buy 8 units, or 30. Combined with the fact that most projects have a large degree of deferred maintenance that the seller is hoping to pass off to the next investor. Seller motivation these days also is a factor of increased difficulty obtaining or refinancing mortgages, and seeing their equity shrink with a combination of decreased rents and increased expenses. That said provided you have a long term horizon of 10+ years you should do fine. MF product prices have fluctuated wildly in the past 10 years, almost ridiculously so, to the point where economic fundamentals mean less and less but if you land a deal at the right price you can still do quite well. Generally speaking short term investors who bought before 2007 did quite well, those from 2007 to 2009 are likely struggling, from 2010 to 2013 also did well, 2014 to 2016 struggling, 2017 ...?? will do well. I purchased two buildings in 2016, and two in 2017, and prices are clearly still trending down. An 8 plex is often a much crappier investment than 3 newer townhouses, and although generally speaking MF will outperform single family, there are many cases where it does not, and the jump from SF to a smaller multi is where many investors seem to get burned.