So if I read your post in an unfavorable light here's what it sounds like: "I have no track record, poor credit, no money, nobody I know will invest with me...but...it's great idea with an unbelievable return!"

And you are beyond lucky to not be on the L train - everyone is exiting all L train stops b/c 2019 they are shutting it down -- no plan fo how to get people into the city so far.I created an infographic for you for multi-famiilies only in these 3 area -- but 2 beds and 3 beds int these areas have jumped from $300k - over $1 million -- its unbelievable!!!!

Those from other states will find this unbelievable, but MA investors and landlords know how tough MA can be on landlords. 

I understand turnkey takes a ton of the stress and headaches out of REI, but if you're at 4% cash on cash it better be in an unbelievable growth market. 

I applaud you for getting out of NJ, taxes are unbelievable.

I have done my scouting and working with a Nashville mentor, these properties offer a unbelievable opportunity. 

I think this whole topic is very important, and though technology has done amazing things for us, its also isolated us.It is so unbelievably important to meet people in person, break bread with them, get to know them, see if you have things in common to build a relationship over.Business cards are just the tip of this face to face iceberg, they are not as important, but what they represent and all the big events and meetings i've attended, they are still relevant.It's easy to just fire off an email or text nowadays.. face to face BUILDS relationships!

Although I think your cash flow number is very optimistic. 50% rule would put it cash flowing ~$750 per month... which is still unbelievably AWESOME for an $80k property.Well done!!

-Taxes delayed are not always delayed forever; I'm not going to bother with a 1031 for a $10k capital gain and depreciation will have to be recaptured.Finally, I will say that it does scare me a little bit the way I hear people talking on the forums; we are on an unbelievable 10 year bull run on the real estate market, and some are commenting like the market can never go down, property will never be sold for less than it's purchased for, and leverage is always a good thing. 

Unbelievable.