You would need FOUR returns, one for each unit. 

When to 1031.Most investors pull the trigger when:They want to scale doors (1 house → 2–4+ units).They’ve maxed out appreciation and don’t see much upside left.They want to consolidate into stronger locations (sounds like you’re thinking this way with the “type B” town).Or when a property starts to feel like “lazy equity” — lots of value tied up but not enough cash-on-cash return.3.

Those of you that have done this before please help me decide which way to go for the best returns.  

The returns in such markets is the lowest that any buyer is willing to achieve.Your task is to identify markets that are attractive but are not widely known by RE investors.  

Need return amended.Susie C. 

I like paying off the $25,000 car note that is at 6%Even if you 8% to 10% return in the stock market, it might be 6% or slightly above 6% after taxes.

However, historically the San Diego return is via appreciation.  

.- Returns like IRR, cash-on-cash ROI, and equity multiple update instantly.- No need to adjust formulas — it’s plug-and-play.I’m currently sharing the lite version with a handful of investors to get feedback before rolling out the full release.If you’d like to test it out (and give me feedback so I can refine it), feel free to reply here or message me directly.Question for the group: What features do you find most important in a deal analyzer? 

So this is why this is challenging, typically in these instances when you're also the operator, typically you may get 10 to 20% of the profit after giving a preferred return to the investorthis is why you are better off getting a loan and getting 80-90% financing and they include 100% renovation costs 

What kind of return would you want if their was a guaranteed monthly payment made from GOI so you arent waiting years for distributions but can have a monthly payments with lump sum at the end with refinance or sale?