Real estate is one of the few investments that allows us to take today’s effort and turn it into long-term gains that can continue even when we're no longer actively working.That’s why I buy investment properties.

I'm pretty new to the real estate investing game but obviously looking to gain the skill and knowledge to eventually build an empire. :)I am a clean, quiet, and respectful person and looking for the same while rooming together for these few days.I live in Vegas but originally from SoCal.

Anything to pay attention to in each of the following scenario?

There are 2 articles that caught my attention. 

@Caleb Raymaker there's not a lot of OOS investors looking at Bay City, Flint or Saginaw.Decent amount looking at Traverse City area.Detroit and Grand Rapids get most of the attention.

Definitely a great strategy to pay attention to.

Now I am trying to decide to sell (take the long term cap gains hit) versus a 1031 exchange (never done one) or just relist it. 

when you do a 1031 exchange you are able to rid yourself of the property without paying capital gains at the time of sale.

However, newer properties don’t always cash flow well, and you’re giving up significant equity in exchange for a home that might not provide you much financial gain immediately.

This is like $1300 gains vs $800.