So, having no more debt and some capital to work with, I'm looking to purchase another property (realistically, some time in 2020).  

For it to be worth my time, on my recent acquisition ($91.8k purchase), I'd need to spend no more than 27.54 hours (@ $100/hr) doing whatever realtors do in order to save any money.

I've done plenty of analysis for practice but this one will be a serious offer.Let's start with the property description:Senior community (55 and over)2 bed/1 bath980 sq/ft1 car garageSlabBuilt in 1973 and still looks itBank ownedOn the market for 44 daysRepairs:New laminate floorsKitchen cabinets and applianceswasher/dryerNew bathroomPaint, molding, doors, light fixturesCentral AC compressorNumbers:Asking price:  $79,900Taxes: $1580HOA: $260Repairs:  over estimating at $24,000ARV: $115,000 - $120,000Estimated rehab/resale time: 120 daysProfit expectations:  $20,000I'd like to make $20k and the BP calculator is telling me to offer no more than $52k. 

Possibly as follows: find a small investment which you can pay cash for or no more than 50% ltv, so you can refinance or get a credit line to make active investments into potential opportunities that may come your way (about 50 % of the funds from the sale) Do not put all your funds into a 1031 or you will be forced to use them all in and through the 1031 regulations.

Often, a 1 million duplex requires no more marketing effort than a 250k coop.  

Needless to say after a few bites I have no more leaks.Just as I thought I was about to wrap up my renovation on the empty 2 bed I noticed the sound from the apartment next to it literally made it seem like you were in the same room.

Concessions are also paid by the sponsor so it would cost you no more to work with a licensed Financial Advisor who only specialize in DST’s.  

I want 16 to 30 buyers and NO MORE!!

Which means your maximum Offer should be no more than around $85k.If you already have the required deposit for conventional, why even calculate HML?

Vola, no more cat smell.