Every flip is like peeling back layers of an onion, but this one came with tears, sweat, and the occasional scream into the void.

There is a single family home that was divided and one half has been rented and an ad on small "house" that has also been rented mostly long term.

I'm a retired engineer and have been successfully using income from these houses to support my retirement without dipping into retirement savings.I'm transitioning my business from rentals to a franchise and would consider selling one of my houses (5 br/4 ba - the other houses my son while he's still attending).

Do you know any good ones in the Phoenix area? 

Actually, it is possible do structure a 1031 Exchange on the sale of one or more relinquished properties and then using the proceeds through the 1031 Exchange to construct improvements on real property you already own.

Looks like most every other all in one management tool.

Quote from @Erick Pena: A "good" rental property is one that covers all expenses (mortgage, taxes, insurance, maintenance, property management fees, and any other costs) and still leave a surplus (commonly referred to as cash flow).Calculate cash flow as: Cash Flow = Rental Income − Operating Expenses − DebtThere's much more to it, but that's the basic idea.

@Tori Rhodes faster ways to scale:Buy a portfolio from another investor- Get seller financing from a savvy one that doesn't want capital gains hit!

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

How many micro units will you have in that one house?