If you don't like it - you may hate having to deal with tenants - you only have to unload the one and all your cash won't be tied up in that one property until you do.  

The smaller purchases are more work for us as realtors, but they provide effective cash flow and are easier for our investors to unload if they need some cash.

You gotta realize too that Mt Ida is just a hair east of the middle of no where so you might not have a lot of buyers if you ever tried to unload it.

I don't know much about this area but i do know that the family was planning on selling the 280 acres to a lumber company for 40k USD and that seems a little(lot) low. 

I have worked the same full time job for 16 years at a lumber mill and want out of the rat race!

Unload it now while it is hopefully still in sellable condition.

If, and it's a big if, markets turn SFH investors will be hardest hit.Assuming multi is your intended path I would begin the investigation and definatly unload the  two and do the 1031 into a multi.If you have a plan you should follow it.

The rental itself is a .7% deal and does okay enough where I won't unload it unless I get a good offer on the home. 

There is also the threat of unloading a tenant during winter when most landlords would rather not be signing tenants.

Project:1500sf full remodel, from studsnew roof trusses and roofingsmall front additionnew windows and exterior sidingand all new systems and interior surfaces, fixtures, and cabinets, etcI am looking for:* reasonable window dealers for Marvin Integrity windows* lumber yard and Hardieplank supplier with best pricingThen all the usual other suspects:* electrician* plumber* framers* drywallers* cement board exterior siding installers (Hardieplank)* Roofer* Flooring installersThat's all for now.TIA