And if it's 1%, do you do the same half type split for listing/selling co-op and what is an average brokerage split? 

But you're total gain including depreciation recapture was $60K so you would end up having to pay the tax on all $60K - no benefit to the 1031.The other question you're hinting at is what if you bought a tract of agricultural or hunting/fishing land that you intended to use for productive use (wilderness activities, rental, agricultural, livestock etc etc). 

I think my average is double cf with no debt service. 

Those types of investors source their own deal and the average syndicator is no competition for them. 

An MBA can't hurt you but for your average investor it doesn't have a large impact in most cases. 

trulia.com - look at crime rates, street views of properties, GIS driven data for house values, previous price pointsrentometer.com - use free searches to determine average rent in an area based on the address and number of bedroomsIs the property generally rentable or sellable in that area?

Then they will pass on their discounts on products and you can be sure that things are getting done correctly. 

My average COCR was 10.6% (with one exception). 

However, I needed the cost of living to be at or below national the national average.

I’ve done three purchase in two different states of 30-80k type properties and closes costs have averages 4200.