Over the years, we’ve built relationships, closed countless deals, grown businesses with fellow BP members, and helped others get started—all from meeting people here on the forums.The Lehigh Valley is a fantastic market to kick off your journey.

Early on, I realized that real estate isn’t a solo business.

If so it might be hard to sell the management side of the business as the the real estate sales may be also under the same company structure.

And as I posted i grew up in the land business .

Then get a business umbrella policy.

@Richard Benjamin Wilhite, @Bill B.makes some good points about loan terms and the strict identification rules for a 1031 exchange.I would add from a tax mitigation perspective that buying the largest property possible will give you the greatest amount of cost segregation possibility and at the lowest cost since it would be one study rather than several. 

3 recent national studies show that the rent to value ratio is at an all time worse (what they really studied was cheaper to rent than buy, but there is strong correlation).  

To improve your business going forward, it is important that you recognize how you created the problem.There are a portion of residents that if you give them an inch, they will take mile. 

Once you buy a few the deals start coming from all places you wouldn't expect.I met a business owner in town and became friends.

If not again you would be better off buying your own home and having enough yard/space for all of them but 13 is still way to many dogs unless you live on a farm or own acres of land.I have worked in the banking business and have seen people lose their homes that they rent due to landlords kicking them out with very little warning due to breach of contract or a No pet rule.