Just a few weeks before they suspended payment, he had a seminar I was watching, touting how well they were doing.

Man I've been watching hours of videos for the past few weeks and this post answers so many of the questions I have so clearly.Thanks!

The entire 15 minute video is worth watching, but here is the bottom line, in 2 graphs.STORY OF RENTAL INCOME – The orange line shows budget.

You can watch the meetings at this link: https://engage.buncombecounty.org/d1035 I haven't watched the videos myself.It's hard to predict where things will go now that we've lost thousands of housing units, many of which were in the most affordable bracket.

After researching more about PAce and watching his videos after watching some real information from Bigger Pockets and other REIs, stuff like, fixing a place, what is actually a good and whatnot, I realize Pace doesn't really know anything.

I did the below research a couple/few years ago (so info is slightly old) but never ended up doing one but for those who watch my posts, I have indicated it is high on my list for Q4.  

Have you used their services or only watched their videos?

@Matthew Samson, The conversion into a rental and then 1031 can actually be used with the primary residence exemption as long as you watch your dates.Your parents move out for a year and convert the property to investment. 

Sprinkle in some Sam Wegert "coliving" strategy or Coach Carson Student Living and you can crush it while staying small and mighty while putting 15 or 20% down.Coach Carson on student living: https://www.coachcarson.com/studentrentals/Sam Wegert on CoLiving: (starts at around 45 minutes): youtube.com/watch?

(+1 sub)speaking of uncut gems. it's interesting that was the movie you were going to watch, given your situation. can't really compare RE to gsmbling, but the guy had heart and wouldn't give up for nothing. great job on persevering thru this storm!