Most of this is due to the current high-interest rate climate.With the amount of equity you have, you could get a huge bang for your buck doing a 1031 exchange into a 5-unit or greater property -- perhaps substantially greater than 5 units.

Multiple, billion dollar companies are investing substantial amounts of money into our area, such as Intel, Google, and Amazon.

Although this trend may be temporary, substantial pricing discounts could attract more corporate investment into the sector.A notable example is CoStar's acquisition of Central Place Tower in Arlington, Virginia.

My effective return on the additional $80,000 (if not used for a larger down payment) could be substantial if invested in another property.- Expansion: Using the saved capital to invest in another property can potentially double my investment opportunities, diversifying my portfolio and increasing my chances for additional income and appreciation.Negatives from an investor's perspective:- Cash Flow Concerns: The $500 monthly negative cash flow translates to $6,000 annually, a significant amount that needs to be managed carefully.

A management company who only manages Class A/B have substantially fewer evictions and late payments. 

Not to be left behind, institutional and public REIT investors persist in their pace of acquisitions, homing in on first-class developments and prime locations.Yields on stabilized industrial investments continue to price in a tight range over treasuries, which began falling in the fourth quarter due to slowing economic growth and the market's expectations of rate cuts beginning in the first half of 2024.Properties offering in-place rents substantially below market can still see cap rates in the upper 4% range, but a growing portion now trades in the low 5% spectrum.

However, subsequent increases in interest rates caused a substantial reshuffling, reestablishing New York and Los Angeles as the dominant players.

The bank that I use has an unfortunate contract with a local appraisal firm that I feel does substandard appraisals and has for me ALWAYS brought in numbers that are substantially lower than what I know I could actually get for the property on the open market.

The attorneys fees alone could put many out of business.There is a reason they make you decline coverage in writing in many/most states. as you probably know Tom I wont buy anything of substantial value with out title insurance. to your point I bought a 6 acre track in Oregon that had 3 homes on it. got a great deal at 140k..

You'll need to be able to substantiate your status if you're ever questioned about it, but it sounds like you're really good at record-keeping already, so that shouldn't be an issue.