Note that Cap Rate in this case is held constant at 5% so no correlation to CoC is observed.The sensitivity tables below were run in Excel using actual property data.- Effect of leverage on CoC.

I need to get this project started, as it is costing me money every single day it sits with no work being done, but it’s like pulling teeth to try and get a bid from anyone.

But when it comes to just rehabbing houses as cheap as you can thats usually bottom barrel type labor pool Lots of missing teeth etc.

What if an opinion about the rules is incorrect & you qualify for a 1031 by the skin of your teeth?  

Students are generally harsher on the property but they are less price sensitive.

You get to cut your teeth on the finding good deals part of the business.

On top of that, you need to decide whether you want value conscious tenants or price-sensitive tenants.

@Roger Covin -- When I first started, I was cold calling FSBO and CL to cut my teeth and that's like getting thrown into the lion's den and your only weapon is a piece of steak.

I'm much more sensitive to work being done without proper permits.  

I cut my teeth on my first purchase in 2017, a one mixed building with 2 commercial tenants and 2 residential tenants.