Cruz seems to focus more on seller financing which seems to be limited as a lot of sellers don’t offer this.  90 day rental road map focuses on private funding with exclusive lenders for their students that will fund 100 percent of the deals.  

You can really pick where you want to be on the "comfortability to profitability" scale here where I felt like those options in most markets were limited. 3) it's a great place to live all-around.

Let's analyze each issue you've mentioned:1) Tenancy Length: besides issues a landlord can't control, like death, sickness, job loss, etc., the actual management of the property & tenant play a large roll in how long tenants stay in their home.

.- Generally landlord-friendly state, no rent control- Secure government jobs/contracts make the real estate market much more resilient to recessions / major corrections- 15-minute drive to the Capitol of the United States- 4 Seasons- 15-minute drive to Arlington, Virginia (Amazon Headquarters 2 ((2017 announced, 2030 is bringing 25,000 new high-paying    jobs to the area)), Boeing Headquarters (2022), Microsoft Headquarters (2021), CoStar Headquarters (2024), Bloomberg    Headquarters (2017 expanded), Deloitte, and the list goes on)Thesis:Although more companies continue to go back to the office, there will be a shift toward a good amount of workers being able to be in hybrid roles.

The system is what's really broken:1) S8 should have a time limit - get free housing to get your life in order and move on.2) S8 should have strong requirements for taking care of the home taxpayers are paying the rent for. --- We haven't seen a S8 inspection report in over a decade that required a tenant to fix damages they obviously caused.

The proposed $38.5 billion deal would combine two major players in the U.S. convenience store market, potentially controlling 20% of the market.7-Eleven, the largest U.S. convenience store chain with 12,601 locations, currently holds 14.5% of the market.

If your realtor is listing it for free and not helping, that's not much help since leaving you to screen tenants and run through leads is like asking you to perform knee surgery, you don't know what you are doing.All rental listings should get bombarded on Zillow Rental Manager and HotPads, etc in the first week so if you have limited activity, your price is either too high or the photos are bad and the copy about the place is bad.Use something like RentSpree from screening.

The state doesn’t have rent control laws, but landlords are prohibited from collecting more than one month’s rent for security deposits.

If you're considering just "winging it" please watch Pacific Heights starring Michael Keaton so you can get an idea of what life will be like inside the same building as rent control tenants whose rent control you are trying to terminate.

Personally I’d do a 1031 to save $40k, I’d skip the LLC, increase the limit on my umbrella, and call it a day.