Of course we wish you the very best of success with this investment.

As we all know, the standard way BP says to calculate cash flow actually leads investors away form long-term opportunity and leaves a lot of investors on the sidelines because they don't understand IRR and the multi layered dynamics of investing long-term.  

Our city holds a lot of gems if you know where to find them.

There's either a lot of clueless sellers or my sold comps are too narrow.

A few things to note-Loan payoff isn't part of the calculation of what taxable gain will be. 

They are really changing the shape of the city and it may become incredibly expensive to buy out there soon due to lack of housing.

.: Since you're in Wyoming isn't setting up a Wyoming Trust a lot easier than for us out of state people? 

.: Quote from @Travis Biziorek: Hey Amit,Section 8 is definitely appealing to a lot of out-of-state investors because of the perceived stability of government-backed rental payments.

On my property above I'm prep'ing to build a new unit...you could arguably say that changes the nature of the use...and it likely does.

That said, location matters a lot.