Here's some initial pieces to the puzzle.1.

The initial % or static % may be less important than the percentage of cash flow growth overtime.

@Galvin DueslerIf probate has already been initiated how far along in the process has the estate gone?

Hi all,I have been a real estate investor ( buy and hold for past 12 years) learn a lot from BP.I Speack perfect chinese and fluent in English, wondering if any opportunity to work with good reputation term key company that want to target on over sea chinese as well as first generation chinese who lives in City like New York and CA to buy turn key or high ROI property in OOS.In New York I see them buy one million dollars condos that’s rents out for 3-4k per month .

But more importantly the bright line test appears to be the "intent' of the tax payer.If your intent was primarily to resell (most interpret that as a forced appreciation/value add/low ball purchase scenario where the desired equity is present at the time of purchase) then you are treating the property as inventory and 1031 is not appropriate.If your intent was to hold to use or to generate income from, or to take advantage of longer term appreciation then you are treating it as an investment and 1031 is appropriate. 

What would one recommend investing in a Major downtown, metropolitan area, like downtown LA or SD for generating positive cash flow?

I put 5-10%  down (he initially asked for 10% down, but I think I can get in for less) and an option to buy in 1-2 years, preferably 2.

From the initial look I would say you will be lucky to break even. 

Is there somewhere I can see a sample of the report this tool generates? 

My initial thought was to set up a master lease option until the mortgage is paid but 15 years seems excessive.