Beautiful weather, outdoor activities, and a vibrant culture add an extra layer of appeal for both residents and investors.But Florida isn't a one-size-fits-all market.

We have a large sample size.

If leveraging equity feels too risky, you might consider using a portion of the equity to fund your next property while keeping reserves intact.

There is plenty of tax planning opportunity with a property type of that size. 

It’s not about buying whole properties or even shares in a REIT, but instead purchasing rights to the income a property generates.Here’s how it works:- Property owners keep full ownership of their property but can sell a portion of the income rights (like rent or a share of appreciation when the property’s value increases).- Investors buy those income rights in small amounts, making it possible to invest in real estate without needing a ton of money upfront.- Payments to investors are automated, so rental income is distributed directly without much hassle.What I found interesting is that this solves a couple of common issues:- Property owners can raise cash (for renovations as an example, or any other need) without giving up control of their property.- Investors get access to real estate cash flow with lower costs and no landlord responsibilities.- The whole process is simplified—no co-ownership legal headaches.I’m curious about the pros and cons of something like this.

Or does the reinvestment need a proportional amount of leverage as the unsold portion of the property (i.e. 27% LTV)?

The rent-to-price ratios in many neighborhoods are strong, and the city’s population is finally growing again after decades of decline.One thing that stands out to me is Detroit’s median home price—around $95k—which is far below comparable cities of its size in terms of population.

You will not get a large enough sample size to have reliable information.

If yu claim one it doesn't void the option to claim the other one.Provided you meet the IRS requirements for both, as a tax strategy, you could complete exclude a portion of capital gains under Section 121 and then defer the remaining capital gains under Section 1031 (@Dave Foster is a great resource for 1031 exchange). ..

There's definitely a lot of merit to transition over especially when you're at the size/scale you currently appear to be.