Even though real estate prices might be difficult to predict, it's crucial to consider the area's long-term growth and potential for appreciation.Tenant-friendly legislation exist in New York, therefore it's important to know the local rules.

I’m an experienced property manager/licensed real estate agent trying to develop a proposal for my management fees for starting an STR branch for a big name agency.

The key is making sure what you're proposing works to help the seller get what they need while working out for you too. 

@Jeff SchechterJust making sure we understand each other, I'm neither preaching cash flow NOR Appreciation, it all depends on your strategy.BUT, saying "No other Investments but Positive Cash Flow Properties will make a significant profit" is just wrong and I and others have proven it mathematically in this thread.If you wanted to make a comparison on the return of our two different strategies, we couldn't do it on a Cash Flow ROI basis alone.Over the several decades I have been investing in Brooklyn, NYC, each of my properties have tremendous cash flow after all these years.For example, I bought a building where the average rent was $500 per unit in the year 2000.Now, that same building rents each unit for $1,900 per unit.You can imagine the the increase in cash flow if ALL of your properties Quadrupled in rental price.Adding to this, the value increase was from $140k in the year 2000 to what it is worth today at $1.1 Million.If we were to do a comparison, and I am not proposing we do so, we cannot use a Cash on Cash Analysis.

-Join the Kansas City Apartment Association and attend their conferences/events especially any relating to legislative advocacy to meet your local players in multi family 

The transaction creates a realized gain/loss so you have capital gains and depreciation recapture to worry about a it relates to your cost basis.You couldn't even 1031 them "together" since you have to buy as much as you sold.What are you proposing that is a "little bit different?"

I’m in a similar situation to what you were in then and trying to develop a proposal for my own fees for starting an STR branch for a big name agency.

I haven't read all the details of this legislation yet to see if something like that is included but I wouldn't be surprised if they moved in that direction.

And and now, there just aren't any good fish on the market.Your proposed solution then is, "Give me the damn paddle, I'll do it myself".Now read that paragraph again, but instead of fisherman, change it to "wholesaler". and change the word fish with "deals".Do you see my point?

I would be very surprised if there is national legislation that requires landlords to swap out corded blinds for cordless.