Don’t do it just to do it.If the duplex doesn’t actually improve your cash flow, your risk-adjusted return, or your long-term strategy, then the 1031 isn’t worth it right now.

Even then there may not be coverage unless the city forces you to remove the improvement. 

I have two properties now that I've improved slowly over time, and cash flow well, but it wasn't exactly a straight line of success. 

It's a genuine skill that can be learned and improved on...something I am still working on every day!

My PM says once the property is re-leased, they will send the evicted tenant's outstanding balance to a collection agency, but the chances of getting that money back seem slim.What have other landlord's / PM's done to get some of their money back after an eviction?

This iterative process is an effort to improve to estimate’s approximation of what is actually happening in the economy, but also means the “final” number can change multiple times.It often does.The BEA releases 3 quarterly estimates for each quarter’s GDP: the advance estimate (typically about a month after the quarter ends), the second estimate (two months after), and the third estimate (roughly three months after).

An example is a retail center we owned that we purchased for $1,200,000 and put $200,000 into improvements.  

Many QI firms like ours will have calculators on their websites that can help you as well.The first thing you want to calculate is your adjusted cost basis, which is the purchase price plus capital improvements, minus depreciation.

In our opinion, Class C tenants have FICO scores from 560 to 620 - where their chance of default/nonpayment is 15-22%.

What’s been working for me and my circle lately:Seller financing: solve the seller’s problem first; short-term interest-only with a balloon after value-add keeps cash flow strong.Sub-to/wraps: take over low-rate loans and keep the seller whole—huge when DSCR is tight.Hybrid: small seller carry + private second to cut cash in, then refi into DSCR once stable.Private money: secure with note + mortgage/deed, pay on milestones, send updates—consistency = repeat capital.HELOC/LOC stack: close fast, cover rehab, then refi—speed wins deals.Lease-option: control now, improve, then exercise once financing improves.