The big wild card from a cost perspective is site work, not construction of the building.4.

For example, closing costs, property taxes, property management fees and insurance costs all vary wildly between Spain, Ireland and the US.

Now, if the Miller's are able to pay to have a cost segregation study performed and able to get 20% of their depreciable base into the 5 year bucket, 2% into the 7 year bucket and 20% into the 15 year bucket (wild examples that are not benchmarks, just using for this discussion) then that would accelerate a massive amount of depreciation and (depending on a lot of other factors) could allow them to legally claim a loss on their personal/applicable returns in the first 5-7 years (guessing) even though they may be actually cash flowing and having the tenants pay down the mortgage.

These numbers can vary wildly.

They are all very different, replacement parts can be a headache, rust is an issue, and values swing wildly up and down depending on the type of owner you're doing business with.From a buy and hold perspective, houseboats usually don't make a lot of sense, although there are some exceptions to the rule, just not in Portland.

I know residential is like the wild west and you run across a bunch of buyers and agents that have no clue what they are doing.

Of course, they are three very generic indicators, and vary wildly from neighborhood to neighborhood, and city to city in our metro area or anywhere.

But I lived the life of a real estate agent since 18.. ups downs sideways  disasters like the GFC.. but all in all its been a wild ride.

There's a lot of forum posts out there in the wild that would suggest it's not just as easy as applying before 7 years and after 2.

This especially holds true in markets that have wild swings in cap rate compression and have gone down which has increased selling prices and equity greatly.