It takes into account cash flow, leverage and amortization, depreciation and tax advantange, and appreciation.A property with great cash flow but minimal appreciation might not be the best return for money and effort.A property with negative cash flow and double digit appreciation can be a gold mine.A property with sucky cash flow and very high leverage could still be a great investment if the leverage is low interest because of amortization.The two biggest questions I challenge my clients to ask are not about performance (The IRR gives a definitive picture of that). 

Quote from @Clint Miller: How are you supporting your clients during this festive season?

(Minimal competition, high demand, and 20 year operating history with repeat & longterm clients) Agreed!

My clients are killing it.

I've lived and worked in China and at one time had quite a few Chinese nationals as investor clients in my Florida based firm. 

In Florida most of our compliments are of the outdoor amenities (pool, heated pool, spa) etc.We have a discount on Helix mattresses we extend to our clients and have been getting quite a few compliments on the mattresses. 

Some of our borrowers are focusing on 4 bed 2 bath section 8 to push those numbers even higher.I pay close attention to 4-bedroom homes in Memphis for S-8 clients 

I have an example, there is a client that I work with and he had never flipped before.

HELOCs or traditional financing may also be better options to preserve retirement funds while minimizing immediate tax liabilities.This post does not create a CPA-Client relationship.

One of our firm's areas of focus here in Detroit is scalability and repeatability for our clients.