I think you are in a unique position sort of like myself. 

The lawyer we use for our syndications has a very unique way of structuring the deal using a TIC arrangement so if you're at all interested, please PM me, I'd love to chat.

IRR is all about finding the unique discount rate that takes into account the timing and amount of ALL of the cash flows.

I want to do a number of these a year for two reasons: 1) I want to build a fast-track multi-family portfolio of larger apartment complexes. 2) I can make each one beautiful and unique before selling it to someone who falls in love with it.I realize how much can be made from doing this.

Alternatively, the duplex would cash flow around $200/month (unique side by side duplex that’s the owner added another garage/addition/deck on the owner occupied side we would live in) if and when we moved out (we have one child and are ok with having our 2nd in the duplex, but 3 would most definitely be too cramped, and we would forced to look for a SFH while renting out both sides of the duplex).Thoughts?

Makes for a unique offering for a buyer.

In Indianapolis, we are in a unique time within the market where things are selling higher than normal.Hence why sellers have been throwing properties up for sale at absurd price points to see if someone is dumb enough to buy. 

Purchase price: $15,000,000 Cash invested: $50,000 Minority partner in two unique 150 unit apartment deals in Houston.

I want to maximize profit on it but I feel like I'm not creative or knowledgeable enough to come up with something workable with the pretty empty pockets I have at the moment, so hoping someone has some unique ideas. 

We finally found a property that is if interest, but running into a unique situation.