Learnt lesson not to fully depend on property manager and should have made decision faster by reducing rent .

It depends on what you want to invest in.

-Depending on your gain above, you could get a partial 121 exclusion and a 1031 on the townhouse.

Hi @Zhong Zhang I have used vacancy hacks over the years to get personal properties under 1% when turning tenants over. 3% increase depends on renewing or getting new tenants, when renewing tenants that's  a safe amount. 

Depends on their health and any desire they may have to simplify.

It really depends.

Suggesting to them buying their house for a wholesale range offer or lower dependent on the extent of the rehab, then having a contract in place that gives them a percentage of the profit to help get them back on their feet, paying off debts etc.

Yes, generally speaking, depending on tenant class, it's best not to get too friendly with your tenants.

I am a single individual, no dependents, only live and work in PA.

Appreciation can be found in many submarkets throughout both Charlotte and RDU, but it really depends on what you're looking for.