Have you taken them to breakfast or lunch?   

Haha Hey @Jacob Pereira Sorry to get your hopes up - I spoke without thinking in my excitement to talk about 1031s and skipped over a crucial stumbling block for your dream strategy ;) Allow me to clarify:So, if you live in one side of the duplex for two years within the five years prior to the sale, then it is considered residence use.

My best advise is that unless you’re in the BUSINESS of real estate, in other words if you’re just a part time investor, then skip the direct mail, email blasts, SEM, etc. and go to the people who have already obtained the lead - and negotiate a good deal.  

You are getting good advice.I would say that we evaluate market rent each year but if the increase would be less than $50/month we skip that year.And we raise rent to the midpoint between current rent and market rent. 

Some tenants also just skip town so ensure she is actually living there.

Skip the masterclass and just go network with local investor friendly realtors they will know INVESTOR FRIENDLY CONTRACTORS! 

I apologize if I skipped through this but I am unclear who owns the AC. 

(We skip F and G)H.

I was the same way and have skipped on using an agent before. 

It went away for a little but we always had 10 down programs that skipped self sufficiency test for clients.