Each of your sales will need to have overlapping time frames (45 days to identify and 180 to close).

4-5-6 bedroom homes with 3+ baths. 

Additionally, while rates aren't historically bad right now, they are higher than 4-5 years ago, and they will be even higher for you as an investor than they were as an owner occupant, which is what you were when you bought originally.I get that you are anxious to add to your portfolio, but that could be achieved without touching your first golden goose.Sometimes on BP, the push is to leverage every last spare penny, but that can be a risky game as the markets shift. 

I have a client in KC that has acquired 45 SFRs and is just now looking to buy MF properties.Two of the biggest things to consider when buying a commercial property (5+) versus a 1-4 MF is cost (e.g., the appraisal for 5+ is at least $2k-$3k) and the financing structure by lenders because Fannie/Freddie don't generally buy loans for commercial properties.So, for you personally, the biggest driver for the type of your next property is probably going to be the amount of a down payment/equity you can put in the property.

Hello Everyone,My name is Bob Judge, and I am 45 years old.

On proformas, it really should fall somewhere closer to 45-50% range for expense ratio.  

You’ll have 45 days from your sale to identify them and you’ll have to buy enough of them, and only them, within 180 days of your sale to meet your 1.1M requirement, or face taxes.

Even if you get something in escrow right away, it's still a 30-45 day escrow period before you would get paid, unless you are working with cash Buyers.  

By the time you do that 4-5 times you should be able to have a paid off home or excess funds to invest in other assets.

I believe ours took about 45 days.