We've been continuously improving it, but it has been working exceptionally well for us since we hired a developer for the complete build-out a year ago.

Maybe this could improve cashflow and affordability for us?

I'll try to get in touch with everyone individually (though I'm not used to how the forums work yet).I'm also not sure how to make the at replies work, so that's a bit of a bummer.Anyway, as for location I'm in Kumamoto and investing mostly locally.

From what it looks like builder does not want to take a loss and what to negotiate sale where they do not take a loss even profit, since they are selling improved lots. 

.- Unrecaptured falls under section 1250 and is treated as ordinary gains and capped at 25%- My capital gain from appreciation and improvements under section 1231 was treated as a long term capital gain since I owned both assets over a year.Hope this helps.

Detroit offers solid cash flow potential, a relatively low barrier to entry, and the market fundamentals are improving with a growing population and significant investments in the city.Since you’re based in upstate NY, Detroit is also a quick and easy flight, making it easier to visit and get a feel for the market if you’re considering out-of-state investing.

In a 1031 exchange, does the replacement property need to be more valuable than the total sale price of the deal I sold (including other investors), or just my individual portion of the investment?

It is unfortunately a very risky thing to invest with individuals.

What drew me to Detroit initially was the potential for strong cash flow, but I’ve also seen appreciation in several of my properties as the city continues to improve.

Instead, focus on improving your marketing and responsiveness.