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.

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

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. 

During the networking session ask around and see who others are using.

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. 

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.

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

Potential plaintiffs have an initial meeting with attorney.  

The refinance step is where you pull out this equity, typically in the form of a cash-out refinance.Here’s how it works:You refinance the property at its new appraised value (after rehab and renting).You take out a new loan based on that increased value, ideally for the full amount or more than what you originally paid for the property.The goal is to pull out enough money to cover the cost of the original purchase and rehab (or even more, depending on the property’s appreciation).This allows you to recover your initial investment, which can then be used to buy your next property.5.

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