We are getting 7.5 to 8.5 cap rates on quality properties.Good luck but I wouldn't be buying an asset class that is overheated at the top of the market and using financing to massage the deal to get any cash flow out of it.

All of that said, yes, there is a decent risk that the T12 has been "massaged" but that's likely always the case so you can discount accordingly.

Take a break, get a massage, then come back to the rat race. 

It's not like you'll find a $2,500/month HOA that offers nightly foot massages lol 4.

For example an investor cannot have a business on the property that engages in any of the following “sin” businesses: any private or commercial golf course, country club, massage parlor, hot tub facility, suntan facility, racetrack or other facility used for gambling, or any store the principal business of which is the sale of alcoholic beverages for consumption off premises.With these factors in mind, I would think caution would be in order for any investor looking to defer taxes through this program.

Get 5 people to massage each extremity (one extremity each) of your body, and check this, all at the same time.

Yes, its rash - hence I've not done it as everything in my business past was massaged, planned out, to a fault.On a unit like that my inexperienced self tells me that the 50-60k is right on....and I'd assume new roof, new HVAC is needed (I drove by it).    

While you're at it, install some of those coin operated massage mattresses?   

If you place long term debt and buy right then you can hold the asset through a down cycle for the next up cycle if needed.Where I see a lot of issues is people paying low caps and using short term 3 to 5 year loans from banks to massage the debt to eek out a little cash flow.The people doing those kinds of things can get into big trouble.

My contractor placed the tile with one corner first and allowed it to gently drop into place moving it back and forth gently massaging it into place.both methods work let me wrap this up. if you are laying a long flooring tile . you will sometimes find that the tile may rock when putting it down meaning one side is too high the other side is too low. my solution was to add thinset to the low side this sometimes made the tile uneven with the adjacent tile. my contractors solution was to cut the tile at that point of the rocking. so that now two pieces of were  on either side of the high point. this method proved effective although shortening the tile considerably. so this is a method to be used sparingly and only when necessary. all in all my floor came out very good both the floors my contractor did and the flooring i did. there are more tips but I see this is becoming way too long to sit and read.