Don't let your seller's 1031 exchange plans influence anything.

While that is certainly true in many cases, don't forget that location (ease of access to amenities, views, noise from traffic, construction or industrial parks, cleanliness/safety of the neighborhood, and overall situs for the area) is a big factor that influences value as well.

And speaking of meaningful numbers one of the biggest problems with NPV, IRR and DCF is that the results are very influenced by things that happen in the future, which is very difficult to predict.

Annexation will also have a substantial impact on appreciation as well.If I had a lot of equity in my rental, selling one and buying three isn't a bad idea either.  

If one tenant leaves in a quad you still have two other tenants besides you paying the note.Those with limited cash it is good to start off small.If you have substantial funds but not enough experience you can buy larger properties with proper structure that run themselves for the most part.

Is there substantial vacancy in the parks you're looking at?

With markets up substantially in 2013 executing those share buybacks has become increasingly expensive.

I would stay away from water damaged properties unless you can get it for a pretty substantial discount.

Honestly Joel were not needing a substantial income for the time away.

I saw the Virginia Beach group, but wasn't influenced enough by what I saw online to attend anything there.