Get a routine set up so you are continually checking on deals on a daily/weekly basis.

I think the problem is that I'm using strictly commercial valuation methods, based on NOI, not on construction costs or comps as in residential.

So, to answer your question, if you buy a replacement property that has a purchase value equal to the property you sold, and you bring on a co-investor, yes you will recognize some or all of your tax liabilities because you have not exchanged equal or up in value.So, for example, let's say that you sold your relinquished property for $525,000 and your routine selling expenses were $25,000 so that you have a net sale price of $500,000.

That is an 80/20 split with 80% the depreciable basis (talking strictly straight line and not cost segregation or anything fancy.) for 27 1/2 years.

(Credit cards are strictly forbidden.)In the unlikely event that it's been less than 60 days since you pulled money out of your Equity Trust account, you should return the original balance as Doreen suggested, because transferring money from an IRA account to a personal account isn't allowed, and that would be a quick and easy way to make it right.When you open a checkbook IRA, you're responsible for following lots of rules and run the risk of having the IRA invalidated if you run afoul of any of them.

Most of the low lying fruit like double pane windows, cfl lighting and upgraded insulation has already been picked because of statewide energy codes in place (but always being upgraded) since the 1980sIf your market doesn't have energy codes as strict as Seattle's there's probably some nice low hanging fruit waiting to show up in your NOI.

I'm strictly a buy a hold investor.

Otherwise, most larger suburbs have pretty strict ordinances that prohibit "bandit signs", so you can expect code enforcement to get them eventually, and that could come with a fine.  

Especially in a cheap city like Philly.I think much of the previous advice was assuming you wanted to but strictly for investment.

TheCoverage you cite the HOA as having sounds pretty routine- pretty hard to makethem feel  vulnerable enough to want to help.