Modeling tax items is very difficult to do precisely.

To be more precise, ROI, calculated as (gain from investment - cost of investment) / (cost of investment) does not go down with time, unless you generate losses over the years.

The higher depreciation deductions that a CSS will give you and applying that to your taxes might have an impact on your financing (or more precise with whom you are doing your financing) as it might show on your tax report as not making any money or, worse from the perspective on financing qualifications, as losing money with your rentals.

An index fund's longterm tide is 9.8% (thank you for the precision), which doesn't guarantee that return, but makes investors comfortable.

@Brian Plajer yeah, private money is PRECISELY from family and friends. 

To use your terminology, that is just silly...You also make assumptions about me and my experience, based on precisely nothing.

Really honing in on the the precise area and desired criteria. 

To be entirely precise in my question, what have you guys seen to be the best type of marketing piece (and content) for elderly owner occupants? 

I'd also think it would be difficult to precisely estimate all costs that will be paid at closing (e.g. prorated taxes) so that seller literally walks away with exactly the amount you discuss with them. 

There will be varying levels of precision, but it will help you understand where to focus both your time and your capital.