But for most people 1031 is the obvious answer, because what else would you do with the money other than re-investing it in RE?

People are finding it really tough in this economy to even pay for groceries, gas and utilities, let alone there mortgages!

This will maximize your rental unit count. 

The next best thing would be paying for an appraisal but that isn't as fool-proof as people sometimes think it is. 3 appraisers might be just as far off from each other as you and the seller are, which tells you how accurate appraisers can be.

@Brinley Suppes - Using realistic comps (same square footage, bed/bath count, w/in 6 months) as well as providing reasonable renovation estimates goes a long way to standing out as a wholesaler.

It’s proof you’re learning, growing, and putting in the work.But here’s something I wish more investors talked about:The number of deals you’ve done doesn’t define you as an investor.I’ve been in this business for years, and I’ve worked with a lot of investors — from people just trying to get their first off-market deal, to others who’ve built full teams.

With only 2 years, you are not going to have a lot of time for market appreciation (nor would I count on it over a 2 year period).

Mike, you’re way ahead of where most people are at 23.

Hi @Steven Zhai, I will recommend to look at BP, and then all other online and create your own.There are many tools and spreadsheets out there, but those don't count your priorities. 

It is clear to me that counting on rental /cash flow is not wise at all, .