$500/unit is negative in any except the largest of volumes as a specialty.  

The majority of my properties achieved infinite return via a brrrr.  

Additionally, do you have any other ideas or strategies that might help achieve his goals without incurring a tax liability?

Your first step is definitely learning about the markets you are interested in and figuring our what your desired end state / goal is that you are hoping to achieve through real estate.

That encompasses realistically knowing what the market price of each unit is worth.Second: Stay in great neighborhoods.

I’d love to hear about your goals and what you’re hoping to achieve here.

I’ve developed a Comprehensive Investor Report (CIR) for a property in Palm Coast, FL, designed to be transformed into a luxury rental asset while serving as the foundation for a scalable asset management strategy.Here’s a quick snapshot of the deal:Property: Red Birch Lane, Palm Coast, FLCurrent Value: $350,000+Mortgage Balance: $165,000Current Equity: $185,000Investment Required: $177,500 (for luxury upgrades and optimization)Projected Monthly Rent: $4,500 with 2% annual increasesTarget ROI: Full 1.5x ROI for investors achieved in 9 yearsLuxury Features: Smart home automation, designer finishes, professional-grade kitchen appliances, and more.I’ve also structured a capital distribution plan with a waterfall approach:8% Preferred Return for investors.Full Return of Capital to investors before profit splits.Post-ROI, a 20/80 split (Investor/Management) ensures long-term alignment.

The second year we only spent $25,000, and achieved our original goals.  

I don't yet have an understanding of my market yet to know if I'm pursuing a 2 unit vs a 4 unit. I

They may favor buyers who demonstrate a willingness to use the property in a way that aligns with their values.Pricing: Non-profits might prioritize achieving fair market value, as they have fiduciary duties to maximize value for their mission.