I do need the deal to be at least cashflow even, but i don't mind playing the long game on the property.

Below are all of the factors that play into these projects and why I have a hard time calculating a true and fair return % on them.- These projects are separate than unit interior renovations (most of these properties had units renovated 7+ years ago and that was easy to measure).- I want a market adjusted return/yield.

Then you would need to look at the pure cash flow play of what type of rents can you get and is your cash flow return adequate to make the deal worthwhile, even if the residual value isn't there in the short term.

If you solely have rental properties as your investments, what plays might be the best for retirement? 

I would find some properties in the areas you are interested in and play around with that to see what results you get.

The process is too messy and too many human factors play a major role.

I think your numbers are on, its a profitable play in that leasing risk in good areas is essentially 0.

I tried % Change and I agree it would reflect the change it population better but I couldn't get the color to reflect that, I probably need to play with the scale a bit more.

With $7-10m in liquidity, compound interest is all you need to play it safe and do well.

If a large investor with 100 units wants to use you as their PM and their portfolio is a great fit for your business I know for a fact that almost every PM company will play ball and negotiate fair terms.