I spent a weekend looking at their business processes, build quality and the neighborhoods they were in.In my experience the two most important things when investing out of state is to know the market (over 1 million in population with consistent growth, a business friendly government, inexpensive houses, and plenty of jobs) and get to know the team enough to trust them (Do they have construction and property management under 1 roof, how do they acquire their properties, do they know neighborhoods street by street, what is their screening process, etc)Even though i live in ohio and there are some great markets in Cleveland and Columbus, because i have found a great team in Indy, i’ve Been investing with them over the past 5 years and now have 10 units with them.I’ve used leverage in my local markets for growth and SDIRA with the turnkeys to grow my retirement.

A 1031 exchange is not right for everyone, but when comparing the numbers...Option 1: Have a larger asset base to work from and reinvest in income producing properties (via 1031 exchange), orOption 2: selling, paying taxes, and investing in the stock market (which may or may not be paying dividends).An exchange can also be thought of as an interest free loan from the government - you only pay the taxes when you do not reinvest in like-kind real estate.You do make a compassionate argument for your current tenants, and that does not go unnoticed, however as @John Warren pointed out, your return is very small. 

Like any government or central body, transparency and functional decision making is key.  

You are limited to holding no more than the equivalent of two month's rent: CLICK HEREI would also recommend you read a more technical description of how this works, written by an accountant: CLICK HEREI highly recommend you consult an attorney or your state governing board for clarification.

Get that tenant out before he figures out the heavy hand of government rent control. 

Government knows what's best for us after all.Mboro is a rock solid rental market.

My goal is to convert all of my units to government program funded, so this might not make sense since it seems as though most government programs require that the landlord pay all utilities anyway.3.

Most all are rented with government agency subsidized rents such as Section 8, as all bills paid units.

—We use the government site for housing allowances, and aim for E5-02 tier rates, and we buy in areas that are in demand.  

this allows me to have an opportunity fund for the quick hits and not have to deal with landlord drama that I cant stand personally there are many other ways in real estate to make a buck and landlording is easiest to understand and get into.. but can be pretty annoying if you get some cruddy tenants or buy in areas were your renting to the bottom of the income pool or those on government assistance..