First start with defining your investment niche (asset class, location, size, strategy).

I have intentionally built a healthy owner-tenant relationship over time, and I find that based on the mutual trust component, she cares for the property better than any other tenant I have had. 

I would define cash-flow neutral as not only accounting for my hard expenses but ALSO things such as maintenance, capital expenses, and vacancy.

Who is it that owns the property, what exactly is a primary residence and for what purpose is that defined? 

If you want to get out of your property and get something bigger to expand your well then definately 1031 exchange.

Adam,I hear that statment a lot but the key component of this REI game is once you have your mortgage paid down. 

The only type of partnerships that make sense are between people that bring different skillsets to the table, but even then: have a written agreement and a clearly defined (!)

How are we defining net worth?

.- Uses no or very, very little fund leverage (LOC for less than 20% of fund equity) This is very important component to realize and understand - where are you in the debt stack- Lends in one specific location/region that fund managers have deep operational experience in and which has speedy foreclosure laws.

Start with calling the planning dept at the city to define the zoning and allowed density 2.