As far as your primary residence, if you have lived in it 2 out of the last 5 years, you should not have to pay taxes on capital gains (difference between what you paid for it & what you sold it for) up to $250,000 if you file your taxes as an individual and $500,000 if you file jointly with a spouse.Just a disclaimer, I am not a tax professional.

You could also list low and if the demand is really there, could get bid up.

If you're targeting MFR properties in more affordable markets, these options could free up the funds you need without disrupting your cash flow too much.

I'd work on a strategy that returns my capital guaranteed. build to rent direct with ground up developer does this.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

I spent a decade in advertising, before founding and running a custom wood shop for another decade, so 'm pretty good at the self-promotion.I agree with you that the more gorilla approach would be most effective and that's actually what i've been doing – calling RE agents in my service area with active listings, introducing myself to property managers and leasing agents...To answer your question, I will have to handle the work myself for 6-12 months to build out the SOPs and field service management systems, but I have a lot of relationships for those looking to "do the work".I'll check out the meet up and would love to grab a cup of coffee, I'll shoot you an email.

*Note* In NJ I will qualify for grants up to 22k to contribute at closing- In PA it would be closer to 10k (Money leaves my pocket at closing)I’m open to all ideas and advice as I’m going to get started this year, sooner rather than later.

Quote from @Beth Johnson: @Marina Wong No. we just charge the servicing set-up fee at close.

Quote from @Collin Hays: I suspect that the Smokies is your best choice, simply because it is a year-round destination. 

Thanks,Jake For unemployment data and population growth, government sources like the Bureau of Labor Statistics and Census Bureau are reliable and up-to-date.