I have passive income goals that are likely not achievable in my desired time frame using the single family asset class! 

What is it about the market you currently invest in that gives you confidence there’s potential for cash flowing properties? And where?

You might also want to explain the concept of 'sexual harassment' because when he asks for her late rent, she can claim anything she wants and now has his comments on her Facebook page to back it up. 

I have a lot of motivation a guaranteed income and an overwhelming desire to be successful; i know that  inst much.

I certainly understand the desire to own the place you live in, but if you look at the numbers it's hard to justify. 

A parking arrangement is designed to “park” the desired replacement propertywith an accommodation party until the taxpayer arranges for the other steps of 1031.The safe harbor provides that the IRS will not challenge the qualification of property as either replacement property or the treatment of the accommodation party as the property owner under the like-kind exchange rules, if property is held in a qualified exchange accommodation arrangement (QEAA).

@Ethan Smith it all depends on your goals, income needs and desire to keep flipping vs a more passive approach.You will not get much cashflow or returns on a $5 million property after operating costs and debt service with current CAP rates unless you can find a slam dunk.

Oak Grove is not nearly as desirable as Clarksville due primarily to the school systems.  

If this is a desirable area of town and the deal can hit those margins you WILL find buyers! 

We also figure 8% vacancy even though we run under 2% (you never know when economics might severely shift) and 8% for PM even though we self manage in case something changes in our ability or  desire to self manage.