I think the listing price isn't competitive enough to put the risk factor that might cost big or small.

I've looked into 1031 a couple times and I was always surprised at the fees involved but I suppose its still a fraction of the depreciation recapture and capital gains.

Smoky Mountains like Gatlinburg and Pigeon Forge is just too competitive and expensive for most to do well there.

. $133 by 2028.Competitive Inventory, Employment, AbsorptionThe Los Angeles hotel market comprises a diverse mix of brands, with Marriott (44.5%) and Hilton (28.2%) dominating market share.

It is a very competitive market here with restrictions all over the place. 

DSCR lenders will close in an entity, allowing more protection for you, and the industry has become super competitive compared to conventional.

Of course, you would not have a remaining equity split to deal with, but the dollars per distribution/time to distribute concept is the same.BTW, in 16 years of setting up self-directed IRA plans, fractional distributions in-kind was my least favorite strategy. 

With that comes much more competition, particularly from larger, more established RE investment companies and funds.

I also want to see low leverage, fixed rate financing, long-term debt, high skin in the game and competitive fees and promotes.

But I also know the market here is very competitive, and the medium home value is very high.