If you want to play the long game just hold investment property #1, start cash-flowing (in the future no doubt), and ride the wave. 1031 exchanges are for experienced investors with new opportunities usually lined up.

never mind, I was finally able to play the video… wow sounds like a bass guitar not a well pump :)

And to address what Guifre and Fedor alluded to above, maybe if your vacancy rate is the true percentage at only 3%, you might be able to play the price elasticity demand in this market and boost the rent up; the methodology is although vacancy is low, increase the rent to break-even in the long-run. 

You have to play the long game now in this market. 

As you gain experience and earnings, you will be in a better position to invest in riskier markets or play the appreciation game.Russell has a different experience and different advice. 

Play the long game, buy and hold strategy, and over the long haul you will see your net worth go up and to the right.

Rents in that market are also declining so those I-Buyers who decided to play the rent game instead are faring no better. 

And some people dont want to "bet on appreciation," as that's speculating and they don't want to play the house - they want to know exactly what their return on investment is each month, not hope that there is a 100% roi in a year - that only happens to very few people, and isnt the norm. 

Play the long game.4.

, mainly going for that "worst house in the best area" mentality.I'm okay with less cashflow because I want to play the long game and I think San Antonio is going to continue to be a great place to hold real estate.