That might not be the case as even experienced Sponsor are having a hard time finding suitable deals.Also, the true measure of wealth creation is the equity multiplier which has an inverse relationship with the IRR.

Depending on the amount of your profit and the size of the down payment you could simply do the 1031 on the cash you received and take the note as boot.In the right circumstances if you've got access to cash doing a 1031 combined with owner financing can be a great way to multiply your cash flow while deferring a lot of tax.

Then multiply by 70% and that number will be the most any investor will purchase that property for.On your blog post "how to find comps and calculate ARV" you talk about assigning a dollar amount to every feature. 

For interior paint I'll use a price per sq. ft. multiplier.

One CAN figure out approximately how much a property sold for even if it's not listed in the records:  extrapolate the transfer taxes (state/county/city) and multiply out.Just an aside:  I remember back in the day when the appraisals were coming in short in an appreciating market (something like we have today) we would ask the buyer to pay MORE money for the transfer taxes (no law about not paying more taxes) and it would help show a higher "sales" price and help 'push' up the comps--not recommending you do that now--much more data available for all eyes.But I would recommend that you buddy up with a like-minded realtor, and work out a mutually beneficial arrangement so you can get the info you need, and they can get listings, sales, referrals, etc, that they need.Better yet, get licensed yourself and get to know the business from the inside out!

Landlording on Autopilot, seldom recommending but gives great real world, day to day operations advice on how you can effectively "multiply" yourself get more done and make more money

Depreciation - assuming the entire 1.5M is depreciated over 27.5 years means ~4500$/month that I can deduct from my income for federal tax purposes - so would need to multiply by my federal tax % to get an actual $ saved value (im a little hazy on these things, so please correct me if im wrong). doing so doesnt make this a cash-flowing deal with a mortgage, and still wont crack 5% ROI if i buy in cash.finally, here's a link to the biggerpockets calculator for this - https://www.biggerpockets.com/buy_and_hold_results...So, is this a very unattractive deal or am I missing something here?

So, I think my main struggle is freedom of location opens up the whole country, which multiplies the analysis paralysis effect and makes me less confident in choosing the right area. 

I found a template online for excel that I use to record my income and expenses and it has a section to track mileage and multiplies your mileage by whatever the allowable rate is for business travel ($0.535 cents last year).

These are left to a pro.Estimate how long the job will take then multiply by 3.Do you have more time, or money?