Will depend on your budget as to which part of the metroplex is best for you.

It takes into account the actual dates of each cash flow, making it more accurate for investments with uneven cash flow patterns.XIRR considers both the amounts and the specific dates of the cash flows when calculating the rate of return.It's particularly useful for evaluating the returns on investments like real estate, where cash flows can vary significantly in amount and timing (e.g., rental income, property appreciation, expenses, etc.).In summary, while both IRR and XIRR are used to calculate rates of return on investments, IRR assumes regular intervals for cash flows, whereas XIRR handles irregular or non-periodic cash flows by considering the actual dates of each cash flow.

Cash flow is hard to find these days but it does exist and deals are closing every day in Denver :) It's going to depend on your risk tolerance and life situation in general but if you are willing to think outside of the box, then you will definitely be able to make your start in the investing world.

This is very much worth verifying with a professional - perhaps a 1031 company like IPX1031 - and  also, depending what city the house is in, know what tenant eviction laws are like.

Depending on where your deals are, I maybe interested.

Ultimately, where you invest is going to depend on your investment strategy.

The vacancy rates can vary, we would have to see how many active rentals are available in that specific pocket as well as the days on market. 

Depending on if your grandmother has lived in the residence long enough and meets other requirements of IRC 121, as well as the amount of the gain, she may avoid capital gains if sold during life as well. 

Typical might be average $6,000 a year in distributions a total of $30,000 with the balance of $70,000 from increase in value.So you might look at that breakdown, the more cash flow the less appreciation dependent the deal is. 

Depends on what the trust says, what assets are available to trust, etc.