Capex budget should include roof 25 year life span. floors 10 year life span, appliances and hot water heater 12 years, hvac 20 years, bath and kitchen remodel 15-20 years.

Interest rates does not matter.Also, I can exit the deal in a relatively short span of time (3-5 years) not the 6-10 years I am seeing other syndicators are doing now (because their strategy is cashflow - which at today's low cap rates - which means low cashflow, means they need to hold the building a while to make money).

@Jacob SampsonI see what you are saying, but there are not very many people who would buy a life estate subject to an 85 year old's life span.

It just all depends on what you want in the time span you want to achieve it

My (current) plan is to purchase 1 SFH per year over a 20 year span, and potentially 1031'ing each property at year 5 into something larger...

Another idea is to open a brokerage / investing account with whichever company also holds your 401k money, and put your "savings" into a total market index fund or into the S&P 500 or some other index fund that spans multiple industries.

I generally wonder how many people are going to take the time to read through my long-winded posts in our short attention span and lazy society - lol.

Mine includes but not limited to, roof 25 life span, floors 10 year life span, appliances and hot water heater 12 years, hvac 20 year life span, bath and kitchen remodel 15-20 year life span.

After I did my first one I did 5 more in the span of a couple years. 

I expect rents will increase 7 to 8% this year and have been using 4% in my pro forma. 3% increase for a 2 year span is below market increase.