@David Charles Edwards Hi, I did a similar thing 3 years ago. In my case I sold some properties that I felt didn’t have strong appreciation upside, and used the proceeds to pay off the few others I wanted to keep long term. So now I’m managing 4 higher end condos with class A tenants, and not the 9 others that were class C. In my case that made enough of a difference to make property management very light. And I get to keep prime properties with good appreciation potential.
So a question you should ask yourself is if your condos have strong appreciation potential/future owner user, or are they more limited and seen as only rentals in the future? Also do your kids really want these? Or would they be equally content with paper assets in the future?
you do have the 1031ex as an option, but I passed on it for both NNN commercial and for DST. When I sold in latter 2021/early 2022 interest rates were super low (as well as cap rates). So I knew that once rates went up most commercial props would drop in value or go flat. Plus I dislike investing in areas I know nothing about. My properties are all in San Francisco proper which I know like the back of my hand, and I didn't want to exchange into a random NNN in middle America where I know f*ck all about the area. You don't know what you don't know, and that's risky dropping big cash on IMO ;)
I also couldn’t get on board for DSTs. Now THAT is where you pay fees up the wazoo, plus have zero control over your asset. I preferred getting rid of all debt (incl. on our primary and second home). Once you’re at zero debt it’s amazing how far you (more limited) cashflow can go. Remember, except for property taxes (in our case CA locked in super low) insurance, utilities and some maintenance, all other $ goes for the fun stuff in life. So I wouldn’t discount that approach, unless you really feel your units have strong appreciation potential (and in that case maybe a PM makes sense.) Best wishes.