Another reason I have thought about staying in Memphis is because I have lived here my whole life and already have a lot of connections here.

It will just be important to identify the new property and make sure you stay compliant with 1031 exchange guidelines.If you have any questions on the tax piece or need any help analyzing the numbers, feel free to reach out.

So long story short we have a traveling nurse staying at our rental that got some water damage when the roof was being replaced, they don't have renter's insurance (which we require in the renter's agreement they sign), water damage has been remedied and is cosmetically minimally affected and still very much in a liveable state.

There are so many mom & pops who do manual rent collection, and whose goal is to stay at 100% physically occupied!

@Oli HarpsTo manage your Oakland 4-plex effectively, stay informed about the local market, build local connections, conduct thorough tenant screening, consider value-add opportunities, decide whether to self-manage or hire a property management company, network with local investors, plan for growth through scaling your portfolio, explore financing options, and stay informed about the local market through online communities and resources.

The mortgage will stay in the name in which the home was originally purchased. 

I've been slowly updating -- new kitchen and bath in one unit, Fresh paint throughout, etc

If you wanted the REP designation in the future, you can have your signficant other qualify and that would allow you to qualify (e.g. a stay at home wife) or you can take a consulting role resulting in the real estate being your full time gig.

Chances are stay away from new homes. 

The house is now worth approximately $315k.Initially, we thought we'd stay here long-term, but we ended up with a larger house than we need.