Being from Canada, I'm doing the same but I'm targeting short-term rentals as they are much more profitable and justify the hassle and risk of going overseas.A low interest rate doesn't make a good deal in and of itself.

So I'm not the "gurus" target market of complete novices.

I'm hopping onto this thread as an out of state investor researching small M/F in North Dakota - targeting Fargo and would love some input from the North Dakota investor group.

Sticking to target margins during negotiations was vital to preserving investment value.

Sticking to target margins during negotiations was vital to preserving investment value.

Sticking to target margins during negotiations was vital to preserving investment value.

I believe they start in the high 9's currently. you wont get to your $20k out of pocket target on this scenario specifically, but the point is, there are some lenders which will work with out of the box deal structure (for a premium).

This means more depreciation will go forward in your 1031 and you will increase your depreciation allowance.But if you sell for less and let them do the repairs then you are reducing the gain and the reinvestment targets for your 1031 exchange. 

***the current median home price in my immediate target area is $1m + , I have been driving a good distance to show "affordable" homes in the 6-700k range , most of our decent condo's are $500k+ with a average $350permo hoa

In my research I've seen that I should target at a minimum a 10% CoC return after accounting for PM (10%), Reserves (5%), Repairs (7%), and Vacancy (3%).