I'll save you the details but...Per door cost: $63,300All in Cost: 700kTotal Revenue: 137k(ish) annuallyNOI: 65-73% (in the expenses we included: insurance, taxes, $75/month per door repair expense, management fee 8%, grass cutting, & a misc fund for random crap business license, etc.)Now...

Many other investors offer the same deal and it doesn't cost any upfront monies whatsoever.

It's an opportunity cost, just like anything else.

We almost went with a loan that we have to pay all the cost upfront and then get reimbursed on the back end and that was just not something we were willing to do.

Building a 4,000-square-foot, three-story duplex with a 1,000-square-foot ADU could cost about $1.83 million, including construction and permits (excluding land).

If you paid $950k and only get $1M after selling costs, don’t bother with the 1031.

You can include moving and storage costs in the charges.

Selling costs would be 8-10% of the sales price but there should be an estimated proceeds sheet that would show you costs.

Once you go with a minimum 6 month lease your turnover costs, potential damage, make ready costs, repainting and repair costs, all go down dramatically.  

This can often be cost-prohibitive.