This implies our unit’s cash flow is below if it were an LTR because 1) we pay utilities 2) we furnish the unit 3) we pay MTR  PM fees which is near double the LTR rate. 

Hi Steven:Steven if cash is a problem for you then you might want to utilize owner finance as your means to secure a property for yourself or to flip.

The reason this is preferred is because your group-home rents will be much higher than the long-term market rent on a 1007 appraisal.Answer: Nearly all residential 1-4 unit DSCR loan programs will utilize the lesser of 1007 market rents and in-place rents.

When you consider setup costs, utilities, landscaping, consumables, your time, marketing, and other expenses, the net may not be much higher than a long-term rental.

However, if the $4k/month also includes utilities and other maintenance (i.e. gardening, pool service, etc.) then you'll have to factor that in as well. 

Buy or inherit and hold all their lives while working the properties for income.I've seen teachers, firemen, software engineers and all sorts of people utilize both strategies successfully.

Elaborating further, as input: - percent vacancy- percent CapEx- maintenance and repairs- utilities- property managementAnd output the following:- cash flow- cash-on-cash return- and would be nice to have Net Operating Income and Cap RateIs there anything like that or is it better to build myself one?

Over the past 24 years, REITs have averaged a 10.9% return while a private placement strategy utilizing longer term fixed rate debt would have averaged 20% to 30%.

And while you are building one, and there are ways to utilize a reverse 1031 for that- you already own the land so I don't think it'll pan out. 

Hey John, To break it down for you: Capital Gains Calculation:For the 33.33% Interest Acquired via Quit Claim Deed (November 7, 2015): This portion of the gain would be calculated as the difference between 33.33% of the sale price and the original purchase price of $52,700.For the 16.66% Remainder Interest Acquired on November 17, 2020: This portion of the gain would be calculated as the difference between 16.66% of the sale price and the fair market value of the property on November 17, 2020 (the date of Person A's death).For the 50% Remainder Interest Acquired on January 17, 2023: This portion of the gain would be calculated as the difference between 50% of the sale price and the fair market value of the property on January 17, 2023 (the date of Person B's death).Consideration of Home Sale Costs: Deducting allowable costs associated with the sale (closing costs, repairs, etc.) from the total gain to arrive at the taxable capital gains amount.1031 Exchange as a Means to Defer Capital Gains: You're correct that a 1031 exchange could be utilized to defer the capital gains taxes.