Then it is going to be a tsunami of sellers and a bunch of idiots on the news crying that they got ripped off by much smarter people who at some point will decide they've made enough money off the commoners that it is time to dump it.

Well the good news is you can refi when rates go down. 

A 1031 exchange is NOT available for owner occupied property so that’s the bad news.The good news is for owner occupied primary residences, for married couples, the first $500,000 of pain is tax free.No need to worry about a 1031, live in the house, sell it, use the $500,000 exclusion and you pay KP tax on whatever profit may exist,2.

The good news - there are plenty of family-friendly neighborhoods between St Paul and S Mpls which offer decent opportunities for a househacker - you just need to know where to look, what to avoid, and where the opportunities are (undervalued properties, under rented units, value-add opportunities).

Quote from @Stuart Udis: The Philadelphia Housing Authority (PHA) recently acquired a 360 unit 12 story multi-family building for $24M and  a local news outlet  reported on the building.  

And Joe, I post the news.

I don't want to be the bearer of bad news but I truly believe starting with a single as a rental is a major mistake.

You all provided great news and Q&A 😇

This is not really news or current events that would be of interest to most RE investors.  

Most people only share the good news because they are ashamed of their mistakes and losses.David Greene has been talking about a lot of syndications struggling.