I invest in an A/B area with an average purchase price of $500k.  

To me that is negative cash-flow, because I include hard and soft expenses. 

I use it for expense tracking (which is great) and have been transitioning to rent collection/cash management.  

Property values continue to grow in value, and you can actually live off the rental income.I think it's best to hav all properties paid off by retirement age, since that's when you are going to rely on cash flow for your living expenses.

Is it simply that I find the average sales price of a 5 acre tract of land within a specific radius of my property in the year that I inherited it?

I would hesitate to say 1-2 years to rotate out but closer to 5 years, and ideally I'd try to get the downpayment higher to at least 10%.I understand your areas though-- they're expensive.

Pretty solid appreciation in that area with an average of 5-7% per year, and it's also close to a lot of industries like the Chrysler plant.

Loss of use is foryour additional expenses if you can not live there due to a covered claim (ie.

I know a cost segregation study would be too expensive for such a small amount of property, but is it permissible for me to estimate the value of the components on my own?

Heck, maybe I’ll give the property manager (me) a 100% raise and an all expenses paid vacation 6 times a year.