Looking to possibly 1031 $3m and starting to look at returns.

Yea it seems to have the potential for some really solid returns, and seeing what's happened in the NYC areas (Williamsburg, Bushwick, Staten Island, Jersey City) for the past 10 years if it's done right it booms.But thanks for the advice, it definitely isn't a rule that artsifying a district is going to work. 

Does anyone know of a smaller bank in Georgia that offers a line of credit for real estate investors and doesn't require 2 years of business tax returns and bank statements?

in some areas home prices peaked in the 80s and 90s  think Rochester NY for example or Buffalo.. in some areas real estate seems to make new highs then 10 years later it makes new highs again  think SF bay area , at the end of the day building materials are up land prices even being zero  it cost more to build a home than you can buy an existing one in a huge swath of America so until that changes.. who knows.then in the areas that are slowing but surely turning into rental dominated markets  ( we know which ones those are ) those values will really only move if rents move or investor accept a much smaller return that what they want today which is basically 6 to 10% COC with 20 to 30% down.. 

The Rental Portfolio is a 6% return, which probably becomes a realistic 5% return.

The closing agent will need a SS# or EIN so you should report it on your tax return.  

When analyzing new projects, the Internal Rate of Return (IRR) is a metric that most people use to compare different deals.

I have a property I might want to separate into 2 lots depending on the potential return. 

That "must have 2 years of rental income history on tax returns" thing is a hidden overlay.

At a minimum, go check out http://www.saaaonline.org/In order to find a mentor, you have think what you can offer in return?!