If somebody could get a deal every time they sent out 1300 letters then they would be sitting in a pretty good position. 

You’re in a solid position, but the challenge here is that your equity is tied up in a property that’s cash flow neutral—which means pulling cash out could push it into negative territory if you’re not careful.A HELOC is the most flexible option, even if you’re planning for long-term investments.

First off, congrats on being in a position to scale your real estate portfolio.

-----------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

The 1031 positions the investor into a property that the REIT absorbs as @Joe Sera said in the 721 conversion. 

I received a positive response from them today.

for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

Hey everyone, I've been working with 3D virtual tours and wanted to start a discussion on how they impact real estate marketing.

How do you balance these different goals, and how do they impact one another?

Buy quality properties in strong submarkets, finance with low leverage, bulk up on cash reserves, diversify geographically, and you'll be positioned to survive whatever the economy throws at you.