treasury average? 

For me as a value investor the key requirement is to have a margin of safety and one of the main ways to have a margin of safety with income properties is to have good positive cash flow.Some people have hard boundaries around cash flow, like a deal must cash on cash 10 or 12% but in a 2.2% 10yr Treasury world to get that kind of spread requires battling in war zones or taking on serious risk of some kind.

The rate on the first mortgage is good for 10 years after which it goes to the rate equal to the US 1 yr Treasury note + 2%.

With the 10 year Treasury at 2.28%, we maybe having a slight recession soon.

The guy who wrote "Your Money or Your Life" was living on $500 a month and putting every dime in 30 yr treasuries.

I will greatly appreciate your advice.Thank you,Gert.I looked at this property several months ago, back when it was being auctioned off by the dept of treasury( I believe).

Department of Treasury with usc exceptionState Tax LienLien by USA or Dept of JusticeUS Department of StateOther Federal AgenciesCode Enforcement for debris removal or mowingDemolition or Environmental Based Liens State child support lienBoard of County Commissioners for special assessmentsUtility LiensWater/Sewer Delinquency (only in selected states)County (and/or School/Township) for unpaid taxes@Steve Babiak has also graciously compiled a list of forum posts related to courthouse auction sales below:  http://www.biggerpockets.com/forums/41/topics/6897...

I don't know about average, but there is long term 10-30 year treasuries.

Hi Christy,Both the House and Senate version of the tax bill changed the Section 121 exclusion to 5 out of 8 years instead of 2 out of 5, so that is likely to be in the final bill after the conference reconciliation.I have been hearing that they are trying to get a bill onto Trump's desk by Christmas, so hopefully we will know soon what is going to happen.I have not seen anything about a grace period, but my suspicion is that Treasury will issue Regs providing some relief. 

Any type of commercial property is going to trade at a premium to "risk-free" investments like the 10 year treasury note.