If you’re not using a 1031 exchange, you’ll need to account for this.Reinvestment Risk: Entering new markets and managing multiple properties may present challenges, especially if you’re unfamiliar with the areas.Alternative StrategiesBefore committing to selling, consider these options:Leverage the Equity (HELOC or Cash-Out Refinance):With a 3.1% loan, selling might not be the best first move.

Make sure you thoroughly know how the regulators view the way things are being done, before committing to a "creative financing" technique.

Since you’re committed to staying close to family, I’d suggest focusing on properties that might need a little work but have potential for appreciation in your market.

They said they bought 144 properties in February, and I only saw 1 property in March that met the criteria that was prevalent in their samples (that's 0.7% of actual properties vs. 37% in their sample meeting that criteria).  

The advantage of Reg D over relying on the general exemption is (1) if you comply the SEC can’t come back and say you should have registered and (2) if your sued by a disgruntled investor you have a definitive defense, which means an attorney is unlikely to take an investors case on a contingency basis - unless fraud was committed.  

If you want some of the benefits, but less control and less time commitment, then go the passive route and invest in a syndication or note.

The course is long and test is difficult so make sure you are committed.

In my practice, I am committed to delivering exceptional service and leveraging my decades of experience to benefit my clients.Additionally, seek out testimonials or referrals from other real estate clients to gauge the CPA's expertise and reliability.

I agree that is will be a gamble as to how well it will do.Also, ask the owner if they will entertain partial owner financing to keep from dragging family and friends into this risky business venture.Maybe even rent from owner for a year with right to sublease to see how it goes before committing to a purchase.

From what I’ve seen in CNBC reports, this strategy appeals to investors who want to diversify without committing large sums upfront.