All of my current rentals cost about the same to purchase ($215-265K), but cash flow is so different and current house prices are as well ($325-600K)...and the one I spent the most for and cash flows the most, is now the one worth the least (still worth more than I paid for it 3 years ago).

2) I think the wealth effect of the stock market should have an impact on how much out of town buyers are willing to pay for a second home or even a primary home. 

Detroit is a strong market for investors overall, due to its affordable entry cost vs rents, growing demand and positive news.PM us for more info if interested.

And that by itself could blow up your exchange.The cost for a QI like us to do your 1031 exchange is very small - especially considering al of the other issues you have going with this sale.The QI does have to be in place prior to the sale of the old property.  1.

PMs will of course come at cost but a good one is totally worth it.Let me know if I can help, good luck!

Most banks or lenders are looking for a property that has a LTV of 75% or lower after cash out and some requesting a DSCR of 1.00x once fully leased.If you was looking for $100,000 you would want to at least get the property to be appraised at $145,000 to get the most competitive pricing and enough cash out for yourself and closing costs.  

Just curious on which way has been most effective and least stressful.Thank you! 

Since I was brokering the private money loan, I couldn't waive the late fee (which my lender still wanted) and the borrower was upset because ENS wouldn't eat the cost, which was a systems error on their part.

We live in small town Arkansas with a very low cost of living. 

Some lenders may want to see 6 months reserves on top of closing costs and downpayment. 6.