Basing everything on appreciation is speculation ie gambling.

I think it really boils down to financials and management convenience.

To me it would only make sense to keep your current property if you believe there will be more price appreciation on this property than another one you could buy with more cash flow, but that's a gamble.

The "deal" of a turnkey in rental is the buyer paying for the efforts of the seller to renovate and palce a tenant for you.The buyer basically trades money/price for convenience/time.

With the rental demand only going up, especially in metro areas, people will be willing to rent rooms out for the convenience of not having to drive an hour in to work to live in a more affordable. 

.- Cap gain rates increase is only for incomes over $1M- 1031 repeal is only for gains over $500kNo details on either of those thresholds are yet available, so we all have way more questions than answers.Preparing for something that may or may not happen and has no defined form is a gamble.

Does each landlord decide independently depending on convenience or cash flow, or are you supposed to follow what everyone else does in your market?

The laundry mat isn't a convenient walk.

I had the capital and I did enough research and I didn't feel like I was gambling.

I had the capital and I did enough research and I didn't feel like I was gambling.