That is simply the next state that I would like to see and figured it might be a bit easier than the bay area.

Plus I don't have the down payment plus reserves I rather start out with somthing half as expensive but with the same 2% rule.I have some money I'm really just trying to figure out more before I do a deal.

Are you using the future income to figure the cap rate? 

Once the lease is up for renewal I would inform the tenant you only accept rent at Cozy and they will figure out a way to do it if they want to stay.

I also figure about 10% of the purchase price each year In repairs and capex, but it really depends on the starting condition of the property and how much rehab you are going to do up front.

The one i'm working on now is way up there at $800k and many friends say...way to high Phil....but I figure out the expected profit and I think it is almost better than a house under $200K. 

He and I have been trying to figure out how he can either catch them in the act or what the next step would be.

I feel like at this stage, I'm analyzing deals and more or less guessing on ARV but that's a HUGELY important figure to get right, so my deal analysis is rather moot if I'm just guessing ARV...Does anyone have any processes to share that make calculating ARV a bit more streamlined?

I figured using a 1031 was a long shot but I was also considering a self directed IRA.

And, have you figured out what you would change the next time so you can keep your rental?