It took a bit longer to sell than normal because inventory rose temporarily and we messed up our own comps because I bought a second model match unit in the same community a few weeks after the first purchase for $188,000.

Appreciation is just the cherry on top.The last few years Toledo somewhat caught up with appreciation but I believe we are capped now.It's a slow moving market and always behind the rest of the country.There is just not enough demand/infrastructure growth like in other markets to support continued appreciation.Historical data shows the Toledo market appreciating at the pace of inflation which is nothing to brag about hehe.IMO, it's a cashflow play and you should consider building a larger portfolio because it will be safer.Owning 1-2 properties can be a "hit and a miss" and really not the providers or PM's fault.There is a high likelihood of turnover so it's important to build a larger portfolio.If you experience "drama" on 1 or 2 properties, the other 4-5 are performing and can subsidize any losses incurred on the few that temporarily aren't performing.Wishing you much success

@John Smith, 1031, death, a charitable remainder trust, possibly a 721 upreit (although that only acts like a 1031 and defers temporarily),  and possibly a sale and a purchase in the same year where you cost segregate the purchase and take whatever bonus depreciation is available (again though a weak substitute for the 1031 exchange).  

Lets say same asset bougth with cap 9 , two years later another GP bought at cap 7, then 4 year later at cap 5 , then 3 years later another GP buy at cap 3, the guy that purchase with cap 3 would be the unlucky one and would be wiped out when there's volatility in bond and interest rate, we're in this cycle, so based on this forward yield curve, the cap 3 market would become cap 6 market and thats where the game is stopped temporarily before it's restarted some time later in the future.These combination of "doom loop" situation only happened in rentonomic sector like in syndication because profitability could only be achieved through market rent. 

Do you know if this setup works temporarily?

How is everyone handling reservations that get cancelled or local ordinances temporarily placing restrictions? 

We have a situation where my in-laws will be living with us temporarily.

I found the following:Idle PropertyContinue to claim a deduction for depreciation on property used in your rental activity even if it is temporarily idle (not in use).

A lot of people don't like to hear this, but the more uncomfortable you're willing to live TEMPORARILY, the better the deal will be. 

This has temporarily taken 46 points off my score and I'm not yet sure if the HELOC hit before it after.