Then the buyer walked because he actually didn't have his financing lined up so it was all a game. 

I'm new to the real estate game and wanted to try out the Omaha area since I'm stationed at Offutt AFB.

it's a volume game. 

The kindness and humor of the responses is comforting in a field where there is very little down time (currently as I get it established) and you all "get it".

This can be used to eliminate most gains of a long hold highly appreciated rental asset through 1031 + primary resident conversion to establish a more favorable ratio. 

As a new real estate investor you have to establish some business goals, if you want to treat it as a business and not a hobby.  

Best of luck as you jump back into the game 

Probably not much better time to try out the rental game and if it doesn’t work well, or we don’t like it we can still sell and keep the capital gains exemption.

The marketing isnt that important in my opinion but the professional photo/ video is a huge game changer and I dont believe that someone is going to make much profit at .5% on the listing side.

This is why you need to do a ton of due diligence on them and make sure they have skin and the game and something to lose.