When I plugged my income in the calculator to figure out subsidies, I won't have to pay much for my insurance on the exchanges.

About 3 years ago they were vilified and despised, ask anyone who owned Inland Western (now RPAI) how fun the transition from private REIT to exchange listed REIT was for them. 

I bring the seller and buyer together to exchange the monies and receive contracts, etc?

They're there precisely so you can easily look up tax records.Now let's have a go at the comps.

It's time to find the community of investors to exchange notes with.

Here are a couple examples:1)  Looking for a Mentor - You could provide free labor or your time to an experience investor in exchange for learning the ropes. 2)  Looking for Deals - You could ensure you have all your ducks in a row and can close quickly.  

What we see there are being "hot" is the lower inventory and the increasing property prices.We are seeing rent-to-value ratios dropping slightly making the invest returns lower, but it is still a very good market economically and in terms of investment-grade properties.As a side, we've found that a number of our 1031 Exchange clients end up buying there for some reason.What is clear is that it's a Seller's market in San Antonio today.

I want for myself varies with a lot of factors, such as whether I'm investing from a 1031 exchange, how close the property is to me or other properties I own, whether there is a lot (or very little) deferred maintenance, quality of the area/tenants, etc.I may say in the back of my head, well this cap rate is actually pretty good in this market, but it's a secondary consideration.

If I adjust for three of the units paying their own electric than my approximate electrical usage drops to $2066 per year which increases cash flow to $5,248 annualy.Here are my numbers as they currently stand:  Assumes $700 mo for the owner occupied unit than 500, 550 and 350  monthly.All tenants are on a month to month so I am not locked in with them so if they don't wish to pay their own electric I can move new tenants in.InputsResultsPurchase price:$105,000Down payment amount:$21,000Scheduled monthly income:$2,100Total out-of-pocket expenses:$22,200Other monthly income:$0Vacancy rate (%):5.00%Debt Service Calculations:Number of Units4Blended rate:5.500%Financing information:1st loan amount:$84,000Down payment (%):20.00%1st loan monthly payment:$4771st loan portion (%):80.00%2nd loan amount:$02nd loan portion (%):0.00%2nd loan monthly payment:$01st loan interest rate:5.500%Total annual debt service:$5,7231st loan term (yrs):30Amortization (yrs)301st loan closing costs:$1,200Income and expenses:2nd loan interest rate:0.000%Gross scheduled rental income:$25,2002nd loan term (yrs):0Gross other income:$0Amortization (yrs)0Total gross income:$25,2002nd loan closing costs:$0.00Less vacancy:-$1,260Total annual operating expenses:-$15,114Operating Expenses (annual):Net Operating Income:$8,826Real estate taxes:$2,300Annual cash flow:$3,103Insurance:$900HOA dues:$0Management fees:$2,640Rates and ratios:Legal expenses:Capitalization rate:8.41%Marketing:Cash-on-cash return:13.98%Landscaping and snow removal:$0Debt service coverage ratio:1.542Maintenance and repairs:$1,320Reserves:$528Other Calculations (precise in one-loan scenarios):Supplies:Minimum desired DSCR:1.2Other:$0Purchase price to support minimum DSCR:$134,935Landlord paid utilities (annual):Average Cap Rate Supported (based on local area):9.6%Garbage:Water and sewer:$2,052MAXIMUM purchase price to support required Cap Rate$84,730 Electricity:$4,210Gas:$1,164Phone/Cable/Internet:$0

@Mike Kalob, Coming in with the perspective of one who did my first exchange for myself in 1999 as well as a provider of them for clients over the last 19 years.