There are all kinds of interesting opportunities in the stock market that would be hard to access privately: mortgage REIT's, dividend payers, CEF's, theme park operators -- all kinds of income-producing securities I can buy with the click of a mouse that can return from 8-15%, with complete liquidity, and in some cases these might even be safer than doing a value-add deal late in the RE cycle.

I have thought about this long and hard but my gut feeling is she's going to try to milk this as long as she can.

Recycling properties rarely works well - although I've seen some investors try really hard including drywalling in their unused formal dining room so it could be a room rental. 

I think much of this relies on a few assumptions and should be viewed through the lens of where we think the RE cycle in PDX is heading in the short/mid term.

Here's my favorite: Instead of rent increases on your expiring leases, add a monthly utility fee to cover water/sewer/trash/recycling/landscaping as a "community fee."

I’m looking to do a BRRRR so I can recycle my money.

There are folks who will pick up appliances to recycle the metal.One area I work in will pick up anything you have that is not HAZMAT at the curb with a giant claw for $30 a ton. 

A lot of buyer's agents will still work with you once it's several months old, and might ask you to update it when putting an offer in, to ensure the listing agent doesn't automatically file the offer in the bin which is round with a recycling symbol on it.Normal FICO swings are 15-30 points a month either way, so the above doesn't apply if you are right on the cusp.

I'm not a landlord yet but my experience with people is that if you give them a cookie they'll ask for a glass of milk.

Being able to recycle my money to buy more properties.