Pretty sharp, huh?

@Jacob Sharp, It's very easy to do this using the 1031 exchange and tennants in common ownership.  

I think the folks there are pretty darn sharp.

Worst case is likely a market value change, rental rate decrease and/or sharp expense increases from front loading of repairs and capital improvements.  

My sister is a physician and has zero interest in money and business.I make all our family investment decisions and run the portfolio - my mom has sharp instincts but she doesn't love the game the way I do.I am here to tell you - those of you who are starting out, or dreaming of that first million - that I do not know where the light at the end of the tunnel is.

Aloha Bob,Just a thought, I know you are a sharp guy and have examined many interesting proposals, so my thought is this, since you are on the same island why don't you go talk with Santos Kidd.  

She is sharp and needs to get around some other ladies who are intelligent and like-minded.

Appreciation WILL NOT AND CAN NOT return to pre-bust levels for a VERY long time, the financing isn't there, the supply is too great, there are too many delinquent properties that banks just haven't foreclosed on yet, there are too many that banks haven't put on the market, and, in many markets, prices were so far out of line with incomes, it just can't do it again without Option ARMS, etc.It will be a good 10 years before appreciation in most markets exceeds maybe 3 - 5% annually for more than a year or two (there will be short, sharp blips upward but not sustained, IMHO).

You are blessed Ben with not only a sharp mind, but also with passion.

The difference one street makes is huge, so do not underestimate just how sharp of a turn that can take.