So while moving back into it for 2 years does bring the 121 exclusion back into play, that exclusion is reduced based on the percentage of Non Qualified usage over the holding period.  

Moreover, office spaces often face more competition, especially with the rise of remote work and changing demand in the market.On a personal level, I prefer industrial real estate for several reasons.

I've owned long term, short term and commercial (industrial) properties in the past, but never anything out of Province/State.Thanks so much!

@Robert Zajac pretty sure BRB charges less than an 8% management fee, so just as @Nathan Gesner states, they are making up for being below the "industry standards" by charging more elsewhere.BE CAREFUL about PMCs that claim they don't charge a markup on maintenance - TIME IS ALWAYS MONEY!

I am new to real estate investing and eager to learn more about the industry.

I am not an expert here but my thought is that you would learn a lot by getting your license and have more credibility in the industry at large so if your time and finances allow- get that license:)

Memphis is home to major employers like FedEx and has a booming logistics and healthcare industry.

@Kyle Cross you claim to know a lot about the industry, but your questions are vague and so is the info you've provided.Not sure how managing 8 units doesn't, "require much management"?

I was taught this my the principal of one of the largest industrial REITs in the country and it has always proven to be true.

Wishing you luck as you learn and grow in this industry!