Hard and fast rules often have their limit.

But I think your really limited to areas it will work in frankly. 

DST's have lots of limitations.

I still have faith that using leverage in the multifamily space is a safe bet.

You can bet on where you think the fed funds rate will be with Fed Funds futures contracts, and right now that market has the fed funds rate all the down to 3% by June 2025.

The trifecta is making the owner and property manager happy, compensating for the extra risk, issues, and potential repairs, and encouraging the resident to limit the number of pets and be sure they are not damaging the property. 

For appreciation, Columbus is your best bet.

Buying one-for-one equal to or more than selling property sale price limit the choices.

On the other hand, I could hold on to the property with the thought that I can handle the expenses of keeping it, while continuing to pay off considerable equity and gaining appreciation for each year I hold on to the property.I would love to hear everyone's thoughts on what is the best option, as I have been having trouble making a decision given my limited knowledge and experience. 

Almost like trying to bet on the next Amazon.