I'd run the numbers on the expenses, because if the property is in good shape and the tenants are long term with no interest in moving (and you self manage), you've probably shaved 20% or more of your expenses.I know insurance is relatively high in Louisiana, how are the property taxes?

If you have a cash buyer list just send then the address and put a lock box on the home(s) have you cash buyers go inspect the home and make you an offer.

What I just heard you say, "I am looking for chocolate ice cream.  

I would have never noticed this if I hadnt pulled the wall myself.Demo is pretty easy as you see on those hgtv and DIY showsa few simple tools like a cats claw or wonder bar hatchet. or hammer is all that is needed.wing the back of a hatchet or cats claw and make several holes in a 3x3 areathen stick the other end into the holes and pull it is pretty simple after it is all removed if you want you can remove the screwsbut most contractors will be checking for screws as they hang drywall anyway and the good ones will be happy to as they will reuse the scres.doing the demo can shave a thousand or so off of the price.what about the mess?

I've done several of these including partial 1031's, multiple property 1031's, having a property built as part of a 1031, and have investigated the rules of a reverse exchange, but generally finding their costs far outweigh their benefits in cases where you want to purchase a replacement property prior to selling your planned relinquished property.

Replace it in the pack for the next smoke.And, if someone falls asleep, put some shaving cream in their hand, then tickle their nose.

Most of the units he paints haven't been done by us, so we do two tone (bright white semi gloss trim, coffee colored or cream colored walls) and lots of spackling, filling, caulking, etc.

The rehab cost varies so much that for me to give that out would be like telling someone that I like vanilla ice cream and they don’t really care for vanilla.

A few of my friends/coworkers, in their late 20's, have bought SF homes there.  

The listing contract she or he has with the actual seller probably locks it in at a 4-6 % commission, and if you go through her directly she or he is going to try and keep both sides of the comish, or you could discuss this with the listing agent and shave 2-3 %.