I would not judge an investment property purchase solely on its initial cash flow.  

They also want you to spend on ads around $1500 so initial total investment is around $60,000, but NOW it's +$15,000 since the new year. 

I am only doing turnkey properties so there won’t be much equity other than initial downpayment.  

I have an idea of an initial investment and returns I would like to hit, but would love to speak with those of actual experience to see if my numbers are realistic.

If you can secure favorable terms now, the future development opportunities could offset any initial cash flow challenges.Communicate Flexibility: Approach the landlord with an open mind and emphasize that you’re willing to work with them to find a mutually beneficial solution.This isn’t a fantastical idea at all—it’s a creative opportunity that could work with the right approach.

So all of the gain and depreciation recapture are initially still tax deferred.However, like Joe said, the down side is later when sold  you lose the 1031 option. the client will pay tax on all gain and depreciation recaptured from before the 1031 also. 

Potential plaintiffs have an initial meeting with attorney.  

Our initial goal has been to buy a property every time the Army relocates me (roughly every two years) and rent it out afterward.

If I pay the 3.5%, I need less initial cash, but pay for it with high higher monthly payments eg PMI.

I would also ask them about cash for keys since I would initially offer the tenant this.