Who is picking up the croissants and dropping them off at your place?  

While no one can predict what the market will do in the future since I have started purchasing long term rentals rents have only gone up which has allowed my cashflow to continue to grow. 

Somewhere in the middle is likely your best bet for a 20 year timeline.I have almost 50 units here myself and that's about what my portfolio is cash flowing at this point combined LTV is around 65% as loans have gotten paid down and values have went up.

On these we are targeting g loans even we wouldn’t normally consider; EXCEPT for the fact that we are receiving so much collateral that we end up at 35% LTV or less.  

We want to get a few rentals up and running and then (if all works well) begin bringing other friends/investors in to invest with us.

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

One month vacancy can eat up all the cash flow.

Growing up I spent years working in all aspects of building a home from concrete to roofing.

There are a lot of up and coming areas that have promise of great appreciate over a long term investment.

I'd make sure just how much extra tax benefit will open up for you annually compared to the cost of the study.You are exactly right - a cost seg will get deferred in a 1031 exchange as long as the property you are purchasing is roughly the same components of things that were cost segregated.