Most of the valley has been experiencing sale price increases since spring 2012 due to inventory shortages and continued strong demand.

Hey Lamar Cannon I can imagine the Austin market performing nicely especially with UT continuously growing.

You may continue to 1031 over and over and over again.

I would continue exploring and keep this on the back-burner.

Instead of attempting to keep a borrower on the constant edge of failure and earning less, it's actually more profitable in the long run to advance your borrower more like a partner than a servant.Many borrowers also assume they can't get conventional financing, while I know some HMLs point them in the right direction, I'm sure there are just as many who would allow that borrower to continue thinking that the HML is his only hope.With that, if HMLs were to address a better standard of ethical and moral conduct thier public standing would certainly improve, being known as a specialty lender than a "hard money" loan shark.

Anything I have come across is simply priced so high because the perception is that prices are going to continue to rise and demand is very high.

@CL Tumlin ,Depreciation as @Dave T said will be prorated for the number of days in the year.Unless you initially segregated out the costs upon purchase between the individual components of the home you will continue to depreciate it over 27.5 years.

So if I had to do this deal (not saying I would at that price for that location) I would convert to a rooming house with top notch landscaping out front (looks like it’s next to commercial so as long as you weren’t too crazy with it you would be ok) and let it cash flow for a few years hoping that the neighboring areas continue their uptrend.

But since he isn't selling anything, he can continue to say he never had a loss.

By studying real estate investments and using tools like this forum I feel like you can make smart decisions to continue building wealth and continue the tradition of passing on income producing assets to family.Best of luck to you!