Some states with long term capital gains, depreciation recapture, medicare tax, and state income tax you can lose as much as 50% of your equity upside if you do not exchange.A commercial lender told me one time of a doctor client that set up his 2 pharmacies he owned as trusts.

Anything higher than that is dangerous territory for default.What are you looking at bank, auto store, pharmacy , restaurant??

The house is renting for 1350.00.From that rental ad I got an application on Sunday afternoon for another 3 bdrm that will be available in August (retired military and pharmacy tech).

I have >200,000 in student loan debt because I went to pharmacy school.

You get the most for a corner fronting 2 streets with high traffic counts.1 acre is tough for a pharmacy as usually it is 1.5 to 2.5 acres.

In fact some of their sales are UP because people can't go eat at the sit down full service dining options.Additionally pharmacy is doing extremely well and grocery stores with increased business.

On the street level are 3 commercial tenants (restaurant, attorney, and pharmacy) - nice, newer, redone. 

Pharmacy kiosk   

I received my Doctorate in Pharmacy at age 24 (so you are probably wondering what I am doing on here, right?!)

Here's my opinion: 1) SFHs: management intensive, lots of appreciation in good areas, more maintenance2) Duplexes, triplexes, 4plexes, and so on: same as above, but with some economies of scale.3) industrial: amazing cash flow, sometimes vacant for months, easy management.4) Apartment buildings: forced appreciation, economies of scale, and simple management if managed by a third party (which I recommend).5) Retail: I'd never do it unless it was leased to a grocery store, pharmacy, healthcare facility, etc.