Even accounting for those times, our home prices have increased an average of 6% in that 45 years.

Bring the home up to average finishes. 

The newest tenant has been there for 8 months, but the average tenancy is 4.3 years.

The rate varies based on a person's overall taxation but its an average of around 29%.

All In $37,000 (down payment + closing + rehab)Yearly Cash Flow $10,392 Average of $215 per month per doorAn AMAZING COC Return 28% Lessons learned?

Rento meter  median rent = $1245 Unit 3 - 2 bed 1 bath            median rent = $950 I used an average rent of $850 per unit as a conservative estimate.Property tax $3,206 PA  Property/ units need cosmetic and minor renovations, budget = $20,000<$25,000.Here are the Hypothetical numbers. 

I’m looking for properties that below the national average between 120k - 160k ARV.

Christopher a lot of people don't know that on average, Section 8 tenants tend to stay in properties longer than cash tenants and since tenant turnover is generally one of the biggest expenses that risk is mitigated with a properly screened Section 8 tenant. 

I don't mind the pressure of a 1031 - because I'm thinking I can just find 3-4 "average" (not amazing) deal properties with cash flow, and even that would be significantly better than the not-much-cash-flow state it is in now.But the question is still - does it seem like a property that I should hold onto for the appreciation based on the data? 

The ARV is $121,000 Verified by my RealtorShe owes $20,000 more on the mortgage (I’ve seen the mortgage statement & will get verification as I sit with her when she calls them).She is paying $761 per monthThe average rent in the area is between $900-$988 (Rent-o-Meter)I think the repairs can be done for between $35-$40k (will get a quote from a contractor later) My wholesale fee is $10,000 (Negotiable to make it work)She is moving in with her daughter whose house I am also going to get under contract.