I don't like mixing the two - it can get messy if he stops mowing due to mechanical or health issues, etc.

.: Bitcoin Went Down - Not Quite Ready For Prime Time Just Happened Nov 29 2017 1) Retracement is over due2) Exchange is not used to the influx of demand, all part of growing pains.

As someone in the game for more than 30 years, there are cities I have always been interested in, but have no interest in a one-off for myself so this is a great opportunity to get exposure in a market without any of the operational pain.4.

With $170k to deploy you most likely will have that all in one, maybe two deals, if it doesn’t go well you could end up way worse off.That said, if there are other factors like the property is a huge pain to manage or you are worried the neighborhood may actually get worse or you know you need a new roof in a couple years, then I’d consider selling.Also, even though you said it’s not a high appreciating area, do you think 1-2% is fair?

What is the most pain free (and, ideally, tax-free) way to accomplish this?

I think the "sweet spot" is going to be getting in early, right as the "pain" is first being released and as all the big $ starts doing acquisitions. 

That said, they've gone through some huge growth over the last couple years and maybe they're having some growing pains? 

I have to budget for other expenses (repairs, maintenance, etc.) out of pocket.We are coming from Seattle which is a more expensive market and we have the cash to be able to do this, but I hear your pain - when you are starting out, that might not be a good idea.  

Think of potential pain points or ongoing vendor tasks that you can keep an eye on remotely with cameras in addition to security.

I feel for these older folks on fixed incomes where large increases back to back are painful.