I think he has an excellent on the back of a napkin how to evaluate deals.  

We've already established that I'm using it as a step past napkin math, I'm double checking the anwers, and the next step is to manually underwrite it myself.

When i mentioned seller finance to the owners, the wife was very quick to say no and that she just wanted to "not have to deal with the units anymore" the husband had a different reaction and i could tell he was thinking about it but didnt say much else. they have 2 years left to pay on it and will be listing sometime next year.our other approach would be to find out how these units would be appraised and decide if HML could be an option. with just quick napkin math, i dont see this as a good option but i also have never dealt with any of this. 

Do back-of-the-napkin calculations and see if what you're looking for is a reality or not. 

It could have waited.I noticed your tag on your post says Birmingham, AL.Yes, it is required by law - AL Code § 35-9A-204 (2024):(4) maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances, including elevators, supplied or required to be supplied by the landlord.Have you ever visited Birmingham in July? 

One of the plumbing companies I’ve utilized has their workers bring the shoe coverings & has them put them in prior to going inside for any reason..From a health perspective, if you think about it shoes are gross, especially if you’re out walking on streets, yards, job sites, etc. then when people come home then walk all over the place it’s slowly spreading around making things less sanitary..

But just to do your back of the napkin calculations, a typical 1031 exchange will cost about additional $1300-1400 on top of your regular transactional costs for a like for like exchange.

Email, text, back of napkin?  

~ Eisenhower to Sanitary Ship Canal, Kenton to Homan.Maybe you could convert to an ADU and get another unit or 2.

We literally made the business plan on napkins.....