If the market cashes I say bring it on because I will be ready to snatch up the deals from people being forced to sell.As far as are you ok until May 2016....likely you are because that is a great time of the year to sell property.When everyone is buying is when you should probably sell & when people are selling is when you should buy!  

I have seen the existence of oil tanks not be remediated properly, and it end up costing a developer $500,000 to remedy the situation, including the environmental impact and the cost of fees and penalties levied against them. 

Alternatively, a real-estate professional has given me some estimated numbers for taxes, for a revised IRR (which is lower).I also understand that forecasting exact expenditures + their timing is hard yet can impact the IRR's accuracy.

I don't use equity build-up in any formula, other than trying to find properties that should be worth more than my Offer from day one (forced equity), and any future appreciation becomes a bonus that can be acted on at a moments notice - in the future!

If I'm going to buy and upgrade an apartment to force appreciation it is a different venue but maybe I should be flexible until I reach my goals.

We try to focus the longevity of the investment period but market forces can either accelerate or delay such plans so it is always at our discretion.

Obviously you would probably get better terms financing it with residential, but I am curious if the rules of forced appreciation still come into play when financing through this method. 

So adding additional units really doesn't negatively impact a persons debt ratio, or if it does, its minor.  

I am thinking more in terms of making a positive impact on my community and providing for my family.

If you are in a market that doesn't work, you can't force it.