How about check out the multifamily market and see if theres something available you'd be interested in trading up for. 

Share ideas or trade homes if you swap someone during a PCS.

Due to some areas not having rent control, the cap rates that they are trading @ can be extremely aggressive, I have seen as low as 3% based on pure speculation and projections.

@Steve S.You will get conflicting answers on this topic for sure.If you are a trade or business - you are required to provide 1099's to those who you pay more than $600 during a year aslong as they arent a corporation.If you are not a trade or business - you are not required to provide 1099's.Unfortunately - there is conflicting views whether or not a landlord with few properties is a trade or business.

I could see how knowledge of the market as a property manager could be a good skill in negotiating an acquisition but I’m a little hesitant to have a jack of all trades wear both hats and try to do both well. 

.- More than half of the personal services you performed in all trades or businesses during the tax year were performed in real property trades or businesses in which you materially participated.- You performed more than 750 hours of services during the tax year in real property trades or businesses in which you materially participated.Don’t count personal services you performed as an employee in real property trades or businesses unless you were a 5% owner of your employer.

Not having professional sports is a drawback but that does not matter to many people and the trade offs are worth it for me.Feel free to reply with any feedback or thoughts on the article, demographic trends, and whether or not they have influenced your investing.

The question is will I be screwed since I didn’t trade up even though I spent all the profits and took no cash?

Broker by trade but in 2005 I got annoyed with some mortgage brokers being worthless and decided to do loans myself.

(I'm self-employed in the trades, not that I'll be doing all the work.)I joined this community thinking it would be a good place to network and bought a pro membership for the calculators and access to the marketplace.