Property this close to the city is limited.Using an online calculator I found and assuming the property appreciates 3% per year and the after tax return on reinvestment if I sell is 5%, I’d still make $120k after 20 years if I rent.

Historically the best return would be achieved by keeping the property.  

You have to start with offering something in return.

Hey @Alison Crawford - If you can clear $200,000 by selling it, and can earn $6,000 a year renting it, you're technically getting a 3% return on your equity. 

-His Taxable Gain is $6M, the $1.5M difference is his return of capital for simplicity purposes.d He can do anything he wants with that $1.5M tax-free.

These products usually move a little more slowly than a fixed asset so they can be great fail safe identifications for a 45 day identification list.The biggest obstacles to these in general are unrealistic investor expectation of return in the wholely owned sector. 

I also have the added bonus of getting lot rent out of it so the return goes through the roof.If you have taken into account all your recurring costs as well as your "escrow" items such as furnace, roof, flooring replacement, YOUR TIME and effort, and you still net $250/month cash flow, that is a pretty good return. 

I do hear a lot about Cleveland, but my research shows the returns in Dayton are competitive and good areas to invest in are not as hard to find.

The investors like to make money, but hate turnover, so they are sacrificing a little bit by getting less return, but the SFH seem to be more "home" like to the renters. 

Do you need his expertise to make the same return?