Before purchasing a rental property carefully evaluate the appreciation potential.

.)• NNN - purchase triple net lease opportunity (1031 everything into it, managed under trust, tenant takes care of everything) • Sell each off the normal way (even spreading out one a year, heavy tax implications and truly diminishes decades of work.) • Give/donate each away-----I expect many here have already been through similar dilemmas and interested in experiences, lessons learned.

For example, I recently made a loan to a house flipper, partnering with my self-directed 401(k) and Health Savings Account (HSA).

I signed up with them about 3 to 4 months ago, then found out how expensive the loan was to get going with them and told them that I would self finance it instead but they had to cancel the loan first...they use a company called Special Financing Company..the person I spoke to at REI his name is Paul, he said he would take care of canceling the loan, but a month later I realized that they were pulling $599 out of my bank account.

@Robert Zajac pretty sure BRB charges less than an 8% management fee, so just as @Nathan Gesner states, they are making up for being below the "industry standards" by charging more elsewhere.BE CAREFUL about PMCs that claim they don't charge a markup on maintenance - TIME IS ALWAYS MONEY!

If you don't care about income and are more of a capital gain kind of guy, prices are already high (as you noticed) and there's plenty of land available to buy so I'm not sure how much is left in the tank.

My experience with S8: There is a reasonably strong correlation between S8 tenants and tenants that do not take care of a rental property. 

While it is possible to convert an investment property acquired through a 1031 exchange into a primary residence, this requires careful planning.

(other issue was a leaky toilet we took care of, at our expense).  

If they are the 3M version and you are slow and careful on the pull off, they usually release but not always.