(And let the excess basis be depreciated over 27.5 or 39 years, as is typically done on real estate without a cost seg.)About @Sang Ji's question "can you do the cost segregation for the new apartment complex you buy through 1031 exchange". 

Make sure your first property has no long-term cap ex coming like roofs, furnaces, sewer, etc so you know you won't get a 10k bill when you buy another one and lose profit on all across the board.

That's how it's done.....If a Contractor loses their License, Insurance or Bond, they can't legally work and they all know it.

The response of the government was to REQUIRE property owners to continue to provide housing ,eating minimum standards, even as they were losing money.  

The price is posted, and it's the same with almost every other business.I would go online and do a rent comp analysis on what current market rents for your type unit are getting, and if you're afraid of losing them, then you can give them a discount.If a tenant has a larger space, more amenities, a parking space, then you can add additional rent.

They'll go see a realtor with the fantasy that they'll get full retail and potentially wind up losing it to the bank, at which point it poses the risk of short sale, which may be worse than a foreclosure.

A trust saved me from losing a 3.2-million-dollar property years ago.

Albeit, when we building materials started to increase significantly, that complicated things and we had to just keep going.You will lose MORE if you sell a half-built property, than if you take it to completion. 

I do expect an ROI but my bet is that if I lead with value by actually trying to help homeowners (and lose potential deals in the process) that I’d build goodwill in the community and more than make up for it with:1.

However, I have attempting to understand the full value of this for some time now having found myself investing in rental property with purpose and getting started educated on how I can make the money I invest work for me better.I read your post a few times, it all made sense, but I lose context on this paragraph, where you mention you take out the 80 +30k (this is invested for 30k as downpayment, and the 80k after the closing (of your own money))?