I recommend identifying one sector in one area and becoming an expert on that. 

Give them your elevator talk; your reference, how long married, how many kids, your credentials and your goals....... people like to deal with people they can identify with and like.

If your exchange is in place at your closing then you have 45 days from that date of closing just to identify your potential replacement property.  

On new construction, they are also shafting you on sales price: between the "in house" lender and associated "in house" appraiser that will hit value no matter how much you are over-paying, as well as the ridiculous costs for the "optional upgrades" that are needed just to make the home livable, and of course the builder "setting comps" to distort actual values as you identify (the first buyer of the first property built in a development that will be the first comp, is always a shell buyer LLC type thing owned by someone's cousin on paper, typically buying all-cash so there's no appraisal), so there's (at least in my area) literally tens of thousands of dollars on the table to throw around from all the buyers that are over-paying and over-financing.New construction is typically like walking onto the slimiest used car lot in the county.

I don't think anyone will have a problem identifying the above photo as a Recreation Vehicle aka "RV".But, Did you know that this is also an "RV" albeit it's officially referred to as a "PARK MODEL". 

It will also help you identify where you fit in the value chain of real estate.

If you see a pattern of remarks mentioning a washer/dryer as part of the deal then you'll need to add one to compete.  

Love that you identified the need for practical experience and are making that happen. 

You will need to identify the replace property within 90 days and close within 180 days.

https://www.biggerpockets.com/calculators/shared/3...Id like to know if the BP community can help me identify if this is a good investment or not Or point out some discrepancies in my analysis.My goal is cash flow, but will settle for tenants covering the payments.