Full kitchen and bathroom remodel, new floors, drywall, interior and exterior paint, landscaping, and misc.

Purchase price: $240,000 Cash invested: $200,000 Remodeled the house, all doors 3ft wide, added a wheelchair friendly bathroom and shower.

In fact I'd guess you could probably structure a discount into your agreement just because of the logistics (no roofs, no foundations, no yards). 1031 isn't a terrible idea but you've got a few hurdles outside of costs - you're going to have to have some possible properties already identified as your window is small, you'll still have to manage the property unless you go through a PM, you'll lock up more/most of your principal since you're going 'bigger'.

My strategy right now is to sell the land to a real estate developer to develop the home at a steep discount ($150,000) but make a claim on the stake of the overall project to get my remaining money back, plus the profit of the build. 

Added Luxury Vinyl to Kitchen and Bathroom.

I'm more wondering what people are paying per piece for post cards vs. envelopes.I know with a metering system, you can get a pretty hefty discount on postage especially in bulk.

Few things for investment club (and this is good thing) :Sometimes there's secondary offering of Fund investment that one new LP can buy from other investor, for example investor ABC LP is selling his investment at XYZ Fund VII, lets say the par value is 100k, then you buy from him with 10% discount or 90k, so you buy asset literally with 10% discount.if you keep buying in secondary market hopefully your reward/risk is better as well.

Porch floor, painted foundation exterior, bathroom ceiling.

If they are solid, they pick up after themselves in common areas, keep the dishwasher running, and treat it like a home, making it *much* easier for me to keep it clean and ready for STR guests. 1-2 a month as needed I sweep/mop/catch up however needed, clean bathroom, etc.

Sure maybe you can find something off market that is rent ready at a big enough discount to make money near term, but maybe you will find a unicorn.