Any opinions on going 1031 or tax free?

I plan on going to that event :)

You offer to guarantee a low NOI or net operating income amount for 2 to 5 years, and then have an option to buy based on the value of that low NOI value I don't think Masterleased options are good for new people unless they have very good experience with property management on commercial properties Taking a CCIM course I think is really helpful for apartment managementIf you want to look at Sammy's lease options for residential property, 1 to 4 units, you need to learn about Dodd Frank and the safe act and TILA and RESPA Some fallacies are you cannot legally go against landlord tenant law in your state, so you can't make the tenant pay for any repairs,  you've got to be very cautious about any kind a rent credit creating a financing agreement that envokes Dodd Frank and CFPB  Learn about using a RMLO and how that protects you in any kind of lease with option or lease purchase  Also be aware that the seller can have something happened to them, they can be sued, they can die, so I would highly recommend you have a sale and purchase agreement  And open an ongoing escrow accountTo make sandwich lease options work you must have some capital to put in reserves in case things go wrong, like evictions and damage.

Yes keeping your units clean and updated( particularly kitchens and baths) will help you collect the higher side of your market rates...but realistically these updates should be ongoing and not a prime rent increasing tool.

It also takes the most amount of time and ongoing maintenance. 

The cost of moving them and the ongoing lot rent makes banks nervous, so you can get great deals on those foreclosures. 

I plan on going for a broker's license but you may not have to go that far if all you plan to use the license for is MLS access.

I have questions about the fluctuation of this over time and how it effects the numbers overall.)HOA & projected maintenance/ongoing repairs are another 11%-ish.Cash Flow: $363 Overall, I'm feeling really good about this purchase & it's potential.

"regular ongoing repairs and maintenance".The former should be added to your purchase price in your analysis because it's what you need to do to get the building up and running.

Check out Natalie Choate's book - Life and Death Planning if you're intent on going it alone.