Are you using the gold package....1 cold caller, 1 acquisition, 1 disposition and 1 lead manager? 

We're assuming $300k of cap ex, a 2% acquisition fee, a 1% asset management fee, a 2% disposition fee, and an 8% cumulative preferred return.

Additional side benefits of cost segregation such as partial dispositions when you upgrade your property.5.

Since you have a fulltime career that you love maybe finding a partner willing to put in the sweat equity (acquisition, management, and disposition) and collect a check and repeat the process as more deals come in.

Specifically those who have successfully executed on their business plan all the way through disposition.

DISPOSITION OF EXCESS PROCEEDS. subsection (i):"(i) A fee charged by an attorney to obtain excess proceeds for an owner may not be greater than 25 percent of the amount obtained or $1,000, whichever is less.

We track everything from details of the dialogue, the analysis of the property, disposition of the lead, and much more.We let the calls go to voicemail and callback right away.  

Co-Owners shall have the right to approve the hiring of any property manager, the sale or other disposition of the property, any leases of a portion or all of the property, or the creation or modification of a blanket lien.

You would only subtract routine permissible selling expenses such as:Permissible Selling Expenses and Closing Costs: Owner's title insurance premiums Escrow agent, settlement agent or closing attorney fees Real estate agent’s or broker's commissions Finder fees or referral fees 1031 Exchange Qualified Intermediary fees Documentary transfer taxes Recording or filing fees Attorney fees and costs related to the disposition or acquisition Tax advisor fees related to the disposition or acquisition You would NOT subtract any non-permissible operating expenses or costs nor any lender or financing related costs such as: Non-Permissible Operating Expenses, Lender or Financing Costs or other Closing Costs: Financing or lender costs such as loan fees, loan points, appraisal fees, mortgage insurance premiums, lender's title insurance policy premiums, and other loan processing fees and costs Prorated Property taxes Prorated rents Insurance premium payments Security deposits Payoff of credit card balances Repairs and/or maintenance costsBased on the numbers that you provided, I'm guessing that you traded down enough so that the 1031 Exchange will likely not provide any benefit. 

Please refer to the next section for support of what depreciation is treated as ordinary income (in short, straight line depreciation on Sec 1250 real estate is not ordinary income).Quoting from IRS Pub 544:Section 1250 PropertyGain on the disposition of section 1250 property is treated as ordinary income to the extent of additional depreciation allowed or allowable on the property.