Recently my preference has shifted toward small multi-unit residential and commercial properties with a residential component.

If it doesn't there has to be tremendous upside with a value add component.

This helps explain why most of the examples where I've seen this done are done with some sort of affordable component that includes low income housing tax credits or they're done in luxury areas where the rents justify the conversion costs.

You will want this setup if you get a tenant that abuses the shared component.

I am not trying to be rude, I am just trying to point out how ambiguous your question is.J Scott gave you a massively wide range for the same reason.When it comes to rehab, there are way too many components to rely on a square foot budget.

that's a big component.. or is this an all cash deal. 

You sound as though you have invested some money thus far so start your marketing going and keep the momentume going.Good luck and remember fear is False Evidence Appearing Real  The reasons I decided to get licensed are for the educational and accountability components of the process.

Once delivery and acceptance occur and the document is recorded, it's just a record keeping item in your safe or file cabinet (or wherever important papers are kept).If you're trying to engineer a deal whereby you profit from a difference in price between your seller and ultimate buyer then you need to make certain it has the components of marketable title. 

I’m active duty US Public Health Service and interested in someone who understands military pay and customs since my service has similar/identical components.

The LTCG component does not change with or without recapture.