Yes, HML are expensive, but if you use it to find yourself a few killer deals, that should produce enough cash that you can start rolling it down the road on your own deals.

I've heard that you can have primary and secondary reserves.Primary being cash produced by the asset.

I want the dollars I have invested to produce a high return within a risk scope. 

However if you are properly delegating, the more partners you add should produce three times more revenue than the cost of having that partner. 

I'd rather invest passively in a deal with greater income potential than as the quarterback of a deal that won't produce as strong returns. 

A 1031 exchange is not right for everyone, but when comparing the numbers...Option 1: Have a larger asset base to work from and reinvest in income producing properties (via 1031 exchange), orOption 2: selling, paying taxes, and investing in the stock market (which may or may not be paying dividends).An exchange can also be thought of as an interest free loan from the government - you only pay the taxes when you do not reinvest in like-kind real estate.You do make a compassionate argument for your current tenants, and that does not go unnoticed, however as @John Warren pointed out, your return is very small. 

@Christi Hawkins  Much like the auto industry  do we think everyone pays the exact amount for a vehicle .. do we think someone who sits there and grinds away for 8 hours might pay a little less than someone not as familiar or as good as another in grinding the salesmen the manager who gets the hand off and the close.this is why I LOVE Tesla you buy on line price is the price for all of us.. and it takes exactly 3 to 10 minutes to buy the car.. its GENIUS.. and why its such a threat to big auto... if you have not been on the Tesla site check it out see how easy it is to buy a car.. the finance part is auto matic too just put in name rank serial number and your approved almost instantly..you do need to put 2500 down on your credit card then they configure and produce your car..

What if you U/W for $100 a door and real world produces much more....or less?!

Thanks seems to me in that area most do it with rentals.. or MF  or other income producing properties..

I passed on the TinyHome proposal, as I didn't see it producing the return put out there.