With realistic expenses used in the pro forma, this will typically be over 5 years if financed (and if not financed, the investor has a lot to learn about leverage associated with return). 

They are providing what they call a seller assist. it helps you because it raises your cost basis while only paying the original agreed on price, why a seller wants to do that is beyond me, unless he has a lot to deduct and needs it, but still will not show a profit. i did that on one of my properties i sold, so that the first time home buyers could qualify and get a loan.

The city has a lot to offer in both the multi and single family space.

I appreciate the direct approach, and you gave me a lot to think about.

The market has a lot to do with my position too ... in a cold market (2009-2012) I levered up to snatch up as many properties as I could when prices were low and deals were plentiful.

I know I have a lot to learn but I'd love to hear some general thoughts/ideas.

thanks to @Joe Cummings I am also fortunate to have people guiding me to MOVE ON, to stir up even more determination to succeed , guys these precious advise REALLY REALLY MEANS A LOT TO ME 

Hey @Ryan Monty - There is a lot to unpack there. 

There is a lot to learn on my end.

But location has a lot to do with this.Typically two smaller properties will take more effort.The one thing that a good 1031 exchange can do is to let you concentrate and free up your equity for later.