Hard to find any multis under $300k these days unless they're distressed or in unfavorable areas.

It sounds easy in theory - but when I tried to look at the least appreciated areas in the past 5-10 years, these are all very undesirable areas with unfavorable population/job trends. 

However, as I said in my March 2019 update, if the City of Austin doesn't get ahead of our housing challenges by reworking it's land use and development code, it's only a matter of time before the market itself "sorts out" the issues in a way unfavorable to many of the major stakeholders.

Not to mention I believe trusts can be taxed much more unfavorably than a partnership.

I would only refi when the rate differential made sense, to avoid an unfavorable rate adjustment, or to remove PMI (like with a FHA loan).

As long as we can keep some positive cash flow and not have to refinance during unfavorable debt market conditions, we should be able to ride out market crashes.

The information has kind of dribbled in but I see nothing in your latter posts to indicate any unfavorable tax situation other than that ridiculous claim by your accountant that 1031 wasn’t available.You owned it for multiple years and demonstrated your intent to hold.Your accountant evidently treated it the same and gave you the depreciation benefit.It sure sounds to me that you’re going to only pay capital gains rate and have to recapture the depreciation. 

What has been your unfavorable experience?

These terms are pretty unfavorable for long term buy and hold.

I do recommend that borrowers meet with the appraiser with comps in hand if there is a possibility the appraiser would choose unfavorable comps.