I will be moving to Austin myself in two years, since Austin market is quite dried up, thinking of investing in SA as OOS.

We're exploring creative ways to provide him with the cash needed for the down payment while avoiding triggering a taxable event.One strategy we're considering is purchasing his future primary residence ourselves, making the mortgage payments, and then, once we've built enough equity—comparable to the appraised value of his rental properties—transferring the title to him as a form of exchange.What are your thoughts on this approach?

When foreclosures dried up, we went after short sales and when those dried up we started to focus on properties with mold or foundation issues and learned how to fix those and when that started to become too difficult and the rehab was not worth it anymore I had to pivot again and we buy properties in good shape that fell through with another buyer.

This will reduce your risk and cash invested and if something goes wrong you wont be bled dry with never ending repairs.

PIf it didn't smell when the tenant moved in, and if the trap hasn't dried out from non-use (or even if it has), then the tenant probably caused the smell. 

One of the REPS cases (I forget which off hand) they were basically like...petitioner states they spent 8 hours on X date supervising painters at the property and we find it highly unlikely that anyone would sit and watch paint dry for 8 hours. 

The wrong chemistry, well, see what happens if you put a few drops of brake fluid into dry pool chlorine (actually, do not do this!).

Just make sure you guys are comfortable with the area before pulling the trigger.

BUT I have also heard that it could trigger a due on sales clause, bringing the note fully due at any moment.

I am new to turnkey but am very close to pulling the trigger.