The two main things that blew our budget out of the water was the AC unit and the fence.

. % does not work.in our production stuff like we do in Oregon  were the end product is now in the 450 to 500k range  1/4 to 1/5 is what you need for land cost to keep your margin at 15% of gross or there abouts.. but many builders are only making 5 to 10% of gross if that , depending on where they get their construction money.our Gresham project Lennar offered me 130k per finished lot  and we are selling houses right at 450k.. so they were paying top dollar but they build 400 plus houses a year in this market so their margins are much tighter and they are not carrying ANY dirt or land.. they only buy when they can go vertical GENERALLY speaking as I say this they have just gone into contract of a few parcels next to one I am in process of developing 160 lots on.. but basically that's how it works.

That's what we did years ago when returns on 2nds were generally higher and our private investors were making in the 10% to 12% range...but it would probably be lower today.

For Newspaper select Daily Commerce.In the date range select From.

Shut the water off where it enters the house. 

I've seen it done well where landlords making money even with HOA fees in the mix.HOA does take care of the water bill majority of the time.

However, give my time pressure I think the best thing right now is to find one multi-family in the 800k to 1 mil range, close that to meet all of the requirements of my 1031, and then I can always refinance to take out equity and BRRR or whatever at my leisure.

Water and sewer is usually included.  

(This would be my first rental, one I could test the waters with to see if I am cut out for it or not) The 4 options that I can think of for my current house1.

Have a price range?