The purchase and sale/refinance of the property are going to be the largest drivers of your IRR, so if you get your sell price wrong, you might as well not bother using IRR. 

They are a large stable enduring player in the field.  

A recently released pair of studies suggest that the majority of millennials – the oldest of whom are about 35 – want to live in the suburbs, have already started buying outside urban areas and base their homebuying decisions mainly on affordability.Reports by Zillow and Harvard University break with stereotypes of America's largest generation, namely that they prefer to rent because they favor experiences over building equity and want to live in urban environments.Millennials make up about 10 percent of the nation's homeowners.

Really, you have 4 deals remaining on the table that represent 4 distinct analytic exercises, -Only Then- can they be considered in aggregate to assess/develop an overall strategy.Your question is really FAR more complicated than, how do I take advantage of the subsequent lien opportunities on top of the utility liens already purchased - either through loans, partnership or some other avenue.

New York also holds the distinction of having eight of the top ten cities that hold the honor of best performing metros.

@Ned Carey this is very helpful in explaining to me the distinction

come on, give the guy some slack. there is a distinction between a lie and a scam. he is not trying to cheat money out of somebody. he just wanted to make it more directed to him for whatever purpose it worked until he told truth. he could have said nothing and moved on. up till then this is the best thread I read on bp about 1031 which I have deep doubts. he should get some credit for that. don't make it a bigger deal than what it is!

Far more effective from a deterrent standpoint is have Beware Of Dog signs on the property, a big dog bowl with some water in it, and the largest, rattiest-looking pair of men's workboots you can find sitting on the porch.

But if someone does want to flip they need to focus on where the price spread between rehabbed and nonrehabbed homes is largest, or at least large enough to flip.

Those with the highest scores have the largest total credit limits ($46,735), compared with just $2,816 for those with the lowest scores.