I gave her 30k in 2024 and that was to buy a new car to replace her 15 year old Accord (which just keeps on running). 

And their prices went up so much that I was able to replace them with an all inclusive system including website (I had built my own previously using Wix) with OR for less.  

@Kyle Carter You cannot directly use a 1031 exchange to purchase a primary residence, as the IRS mandates that the replacement property must be used for investment or business purposes.

I guarantee your life would be so much better if you removed her and replaced her with a good renter.Do yourself a favor: buy "Every Landlord's Legal Guide" by NOLO.

Pure curiosity here

It can make leasing a bit harder since you will have more vacancy when those come do but it will all be in peak season.With respect to the hiring decision, you would need to hire someone to replace you (perform the same functions you currently perform) so that you continue to work up the ladder (spending more time on higher value tasks).  

For pure residential, ranging 0.5-2mio USD, I’m seeing something like 5-8% outside of central Tokyo vs 2-5% in central Tokyo. 

My only add is to the replace your wife's income part.

I know you said you don’t expect anything major on the properties soon, but I would take a careful look at what is most likely to need to be replaced soon and figure out how you would pay for that if it needed to be done tomorrow.

Planned energy-efficient HVAC installations will replace outdated ceramic heaters, reducing tenant utility costs, lowering insurance premiums, and qualifying for utility reimbursement programs—a win-win for tenants and investors alike.Inflation HedgeReal estate is historically a strong hedge against inflation.