9) No tenant after 4 weeks: During Nov-Jan this is normal!

We then use this to compare actuals to throughout the year and normally do a reforecast at the end of Q1 as thing evolve and change. 

My understanding is the cost goes from roughly $1,200 for a normal 1031 to about $5-8K for a reverse 1031.  

I normally do not encourage people to forrm entities for real estate, but if I were investing out of state I would have the out of state investments placed in an LLC chartered in that state. 

These types of loans typically require at least a 10-20% down payment, as lenders want to see that you’re financially committed to the project.There are ways to get creative but they still require some form of skin in the game. 

You've earned $132,000 more by splitting your money and leveraging it.Since I've been searching for more deals I have seen one or two that might actually cash flow decently but most seem to be at break even assuming normal expenses, vacancies, etc.I'm just learning my comfort levels with leveraging and trying to take advice from others about managing multiple low cash flow properties vs. one higher value one. 

I personally like one sponsor who has been through multiple real estate cycles without losing any investor money, puts very large amounts of skin in the game, is conservatively leveraged and has a very good 1031 exchange program.

i.e. longer than normal vacancy, bad tenant screening, poor maintenance, skipped rent payments, etc.There could be a handful of reasons why it lost it's ability to cash flow.

Take the few extra hours it may take to originate the bank loan and divide it by the added finance charges and its normally more than most borrowers time is worth.

Another thing that my brain keeps milling on is the fact that if in a normally purchased deal, I work hard and pay off a 3 million dollar building in 20 years, and then don't pay my 80k annual property tax, I'm going to lose my 3M building that I "own" but somehow don't really actually own.