Sounds like you are looking for buy n hold investments?

If you purchase a property in the Midwest for $30k at a "20 cap", and you get lucky that CapEx doesn't kill you, and lets assume that you earn $500/month of true cash flow even after 10 years of holding (this would probably never happen, but I am giving your statement every possible benefit of the doubt).Or, you purchased a $500k property in Northern California at a "3.5 cap", this was bought at a true market cap -- no discount.

I was wondering how to analyze a fix and hold if I'm using hard money?

Aboutevery six months I have a vacancy at which time I run an ad in Craigslistand hold an open house.

The difference is that the holding entity (exchange accommodating title holder) is the intermediary doing the 1031 exchange for your parents.  

Real estate is going up in value, rent it out, the longer you hold on to it the more value you will get.

Hi @Jonathan Ortiz, I am an investor friendly agent with experience in buy & hold investments in the Jacksonville/Orange Park area.

But if there is cash flow, might be better to hold it.

I'm learning which markets work for me and what kind of buy/hold I'm willing to tolerate.  

My long term goal is buy and hold.