But it would require reconfiguring a few utilities, so it's not something I'm including de facto in the analysis.

To educate yourself and network, you may want to attend some of the meetings for the Delaware valley Investors Group.

I am an unrepresented buyer in the state of Delaware.

You may want to explore "de-unit"ing the garage prior the appraisal.To answer your original question, like Ryan pointed out the ROI on this rate buy-down isn't bad at all. 

Here's the podcast:http://www.biggerpockets.com/renewsblog/2014/04/10/bp-podcast-065-creative-investing-wendell-de-guzman/Also, you can learn a lot by following my weekly business update where I share with BP Nation what's going on with my real estate business.

. $5000-$8000 all-in for full three decker de-leading on all three back porches.)

Podcast 109 will have you running scared, looking for the Delaware Trust thing where nobody knows who owns anything, including the title co's you need to verify your own vesting when you need to sell.

Delaware Statutory Trusts, Tenants In Common syndications, Tenants in Common real estate ownership, as well as long term ground leases are all products that give you passive fractional ownership that still qualifies for 1031 treatment.  

I tried to renew it, update the content, de-activate and activate it again.

DSTs (Delaware Statutory Trusts) can offer them a viable option.