Pushing into other, close-by, markets is the best (and maybe only) way to make it work.

At the national level, it's the best of the worst in that industry - a lot left to be desired in the customer service department but still better than doing it on your own.

If you get greedy and put #3 in front of #1 or #2 you can get burned like any other market. 

There are very few markets that cashflow with 100% leverage.

I'm starting a property management company and I'm curious to know how people have marketed themselves online.

I used a hard money loan to purchase this off market deal.I rehabbed the upper two units within two and a half weeks and have a renter already lined up for one unit.

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

And , since I had been working in an industry I really wasn’t passionate about, this was my chance to try an industry that I have had a passion for for the last 12 years or so.

Is there anyone in your local market you could take out to lunch who does flips?

It insures all types of risks but does do a nice job with rentals in many markets