Working consistently with an agent is an investment.

Consists of 2 one story buildings, a pool, some lawn, and some covered parking.Asking price = $750,000Current income = (11 x $585) + ($685) + ($300 for storage garage) + ($125 laundry) = $7545/monthMarket income = (11 x $650) + ($750) + ($300 for storage garage) + ($125 laundry) = $8325/monthInsurance = $3000/yr = $250/monthTaxes = $5000/yr = $420/monthWater/sewer = $700/monthTrash = $120/monthElectric = $200/monthLandscaper = $220/monthPool guy = $150/monthMaint + cap ex = $85/unit/month = $1020/month (I know most people don't lump those together, but it's just how I do it to run numbers, and this is what we allocate per unit at our other units in this area)Above total expenses = $3080/monthIf I go with the same vacancy (7%) and PM (6%... yes, our PM is giving us a deal) as for our other units in the area, that means current net income is $6600/month, and market net income would be $7275/month.We have enough cash that we could put 25% down now to start the reverse 1031, but I want to look at this longer term to see what our final numbers would be.

Don't sell since the cap rate is still good and my main purpose is to get good cashflow, just increase the rent consistently to at least stay with the market increase.2. do a 1031 swap with a SFR or duplex in a slightly different area...after some research..

The overview has a brief description of the property and includes population/income demographics (one sentence) business plan, sales comps (lease comps if its commercial) and an entry and exit strategy along with historical performance experience.The slideshare also includes a couple of pictures, and consists of 9-15 pages depending on the project.

. -1 for interface consistency.

The successful real estate investor strikes many times in a row, consistently.

and one of the HD associates recommended Fusion Pro Single Component Grout as the grout doesn't require any mixing, is a consistent color, and doesn't require sealant.

They are similar, but cashflow can vary and it's best to know consistently what you are stocking away.As for figuring out who pays utilities, what you've been doing works with looking at other listings.

It will consist of 80 houses and they will start breaking ground this fall/winter and start building next spring.

Only science gives CONSISTENT results.Hence, I started this forum post series to share with you BP Nation, my Science of Finding Deals.In Part 1 of this multi-part forum series, I talked about the concept of LEAD PIPELINES.