Selling gets a tax free gain and allows you to be more liquid; keeping it allows you to have once in a lifetime cheap debt and have that leverage on an appreciating asset. 

Connect with experienced investors, real estate agents, and financial advisors who can provide valuable insights and guidance.

Unless you prefer an active job and happy to gain the savings in return - nothing wrong with this. 

However, purchasing the replacement property from an estate where your mother-in-law is the executor and other heirs are your wife's aunts and cousins raises potential related-party concerns under Section 1031(f).The IRS generally prohibits 1031 exchanges between related parties unless both the buyer and seller hold their respective properties for at least two years after the exchange.To stay compliant and avoid disqualification, ensure:The estate sells the property directly before any distributions to heirs.You hold the replacement property for at least two years.The transaction is conducted at fair market value with no prearranged agreements.Given the IRS scrutiny of related-party 1031 exchanges, consult a qualified CPA or 1031 exchange accommodator to structure the deal properly and avoid potential capital gains tax liabilities.This post does not create a CPA-Client relationship.

A lot of tired or retiring landlords don't want to pay 3% to a Realtor plus Capital Gains.

I haven't lived in it long enough to be exempt from capital gains, good point on that.

I wanted to spark a conversation about a topic that’s been gaining traction in our industry: the balance between realtor-led showings and self-guided tours for properties.As landlords, we all want to maximize engagement and find the right tenants as quickly as possible.

Networking with local investors and visiting potential markets can also give you valuable insights.

It is a great tool for investors who have capital gains.

And I agree that it can work in gaining leads.