I'm looking for Class B and C properties of 2-4 and 5-50 units with a value-add play; such as deferred maintenance, improved management, repositioning, new tenant mix, or rehab, including vacant properties. I am not a retail buyer, but instead, am looking for something that I can add value to and be rewarded for my time and efforts. My target price, including rehab, is less than Market Cap Rate, so any 'deal' is worth looking at. No war zone areas or D Class. Proven upcoming areas; C to B, or B to A, may be considered. In the event there is seller financing or the possibility of a JV, would be an added interest, but cash is not a problem and will provide verification of deposit with an accepted offer.