If you stay local you will need to look at inventory of existing retail and multifamily and demand.You will need to see if rents are declining and average vintage age of the buildings.How long you will hold and what financing you seek will have a big impact as well as the returns you are seeking.It's just an impossible question to get specific on.I can have one investor love Multifamily because of the value add play and dump cash in for 50% occupancy.Another just wants a fully performing tax shelter and wants low risk.It's just like taxes in that everyone will want something different.My goal working with an investor is to ask a bunch of question and get them focused on a strategy based on the answers and formulate a plan from their.Some want strong returns and others want low hassle with wealth preservation as they already have millions.

:grin:Maybe it won't impact others like it did me, but my intention is ONLY to bring helpful information to other investors, and NOT expose them to the usual webinar that sells products we don't necessarily need, which I steer away from myself.

The replacement property in a 1031 exchange must be held for investment use, or for use in your business.Flip property does not meet the "qualified use" requirement.Instead, look at the tax impact of a sale.

There are many things to consider and I don't think that I would consider having to much 100% LTV property in my portfolio even if it was possible.Leverage can be a very good thing but it can also seriously impact your portfolio if property values decrease.

Projects should take around 6 months to construct and sell. 20-day dwell times for pulling new money and loan covenants that could impact other projects.

If your are has a lot of distressed sales, that would have a negative impact on the market value, so be careful.The house is located in the low income side of town, so there are obviously issues with its age, amenities and some minor crime.

And this is as demand is increasing.Resource shortage could have a bigger impact on our lives than any and all govt printing of money.

The cash flow might look good on paper but if vacancies are three times longer due to not-so-good location than they would normally be, wouldn't that impact the cash flow?

That would impact the overall headache-factor by ensuring you get good tenants who won't trash the place.

Assuming your rent assumptions are accurate, assuming there is no major differed maintenance issues, and assuming there is nothing out of the ordinary that would impact your NOI (such that your expenses were much more than 50%), this deal sounds great from a purely financial perspective.Obviously, there are other considerations (location, management, etc), but again, just looking at the numbers, it looks good on paper.