Here are the details:Duplex purchased in August, 2015 for $155,000ishLived in one side of the duplex until September 2016Both sides rented for $1,200/mo ($600/each) when I first bought itBoth sides now rent for $1,800/mo ($1,000 for renovated side/$800 for other)Cash flows well for me (about $8,000/yr) and I have a very reliable, cheap property manager (good buddy of mine); total expenses are around $1,125/moHaven’t added up all the numbers, but estimated renovation costs were about $25,000Reasons I am considering selling:Live in Dallas - don't want to deal with property out of townInterest Rates rising (slightly afraid of a market dip): my property manager will be leaving College Station in 2 years (once he graduates) and I might have trouble selling the place at that time if market is in bad shape; don't want to pay 12% for a conventional manager to handle it, but I could do that if need beConsidering buying and building in Dallas 'M streets' area (for primary residence, not investment) - which will be quite expensive; we have savings, but if we had to pay cash for a distressed home or lot in the area, then that would be tough without this capitalLooking to sell for about $230,000, which would be about a $50,000 profit:  don’t want to pay taxes on the gains, but I am unsure of how to manage the situationCan’t live in it for another year (to get to 2 of 5 years primary residence)1031 exchange to personal residence seems tricky – I assume I would have to exchange for another investment property, establish it as such, and then convert it to my personal residence sometime down the road; also the timing on these things seems absurd (45 days/180 days) unless you have something totally lined up, which I guess is the pointAm I up the creek and I should just sell it and pay the taxes?

Thanks alot Buddy.

Looking to help my buddy out before his window closes. 

I'll go ahead and place a call to my buddy Trump.

Good Job Chris buddy

I buddy of mine has ask if I would be willing to invest $20,000 so that he can finish a new house he has been building.

Give my buddy Nate Clemmer a call.He works with Fox and Roach . 

If it were me and I was sitting in your buddies shoes, I'd form a multimember LLC. two 50/50 members with buyout clauses, etc., and operating agreement drafted by an attorney.

Just buddy up with your broker and let them lead you the right way.For me, it was a GREAT move, but I take real estate very seriously.  

Most Electricians I know at the very least Moonlight other work.Very different working for Investors and landlords.I think you can "Contract for Services"  rather than Partner.Good luck Buddy!