Apartment Rental Exit Strategy

[Pixel Rogue]

Hello everyone,

First time poster. I have been involved in apartment rentals for over 10 years. 3 quads at present and with a full-time job and family the buildings are taking too much personal time.

Have considered management companies however am not seeing the value for the expense, meaning the rent collection is the easiest part and mngt companies are looking for 8-10% for just the collection. Showing apartment to re-rent comes in at 1 month's rent. Fees do not include snow, grass, cleaning, painting, repairs etc - all of that is billed out an higher unknown dollars. So for the most part mgnt.companies are off the table.

Considering selling and downsizing to condos.... for instance one quad down to 1 unit condo and paying more cash for the unit. Considering trading all quads in for a single building of more units (but that wouldn't help in terms of removing me from the day-to-day).

In terms of 1031 exchanges, could also go into raw land, commercial, retail (not keen on commercial nor retail). Possibly a reit or some sort where I would be a partial owner is a much larger complex and the day-to-day is handled by a management company.

Anyone here sell their apartments and move their investments into other real estate investment vehicles? Do not want to 'cash out' completely because a) will take a massive tax bath and b) want to have a decent investment (outside of traditional market vehicles).

Thank you for any insight.

-pr