But sense there is so much play, how much do I offer? 

It wouldn’t make sense to do business any other way.

Real estate makes sense to me and leveraging debt is a great tool to be able to use 

If you guys could help critique and call out anything that you saw that didnt make sense, it would really help my process on fine tuning the numbers.

I’m not sure that’s a good play any which way you slice it in north tulsa... don’t get me wrong I’m a fan of housing up there but when you can buy a house for $15-25 a sqft buying lots (unless included with the house) don’t make sense.

Thanks @Dave Foster, I think I am slowly getting the hang of it :-) I missed the point of even the 'capital gains' that was 'swapped out' not being due either.... makes sense now. 

This will likely be your best source for finding a deal that make sense and gaining the knowledge and insights to be successful.In the meantime I would save your money and when you comes along you will be ready.Wish you the best of luck.

As far as structuring goes, you can set the terms anyway  that makes sense for all parties involved.

Im open to SF and MF units, with the ability to bring in partners if it makes sense.

That makes no sense .