Purchase price: $145,000 Cash invested: $15,000 I obtained the home 9 years and am holding it for cashflow as a single family long term rental.

Start to evaluate deals based on the income approach and you'll do much better long term investing. 

A 1031 exchange will allow you to sell your building and use the proceeds to invest in a small multi family and/or medium term rentals.

This has been a LONG time coming. 

I am interested in learning all I can about Long Term and Short Term Rentals. 

Basically, flip partnerships suck unless you spend a long time being clear about the roles and payouts, etc.

North Linden, South of Main, Vassor Village, Woodland Park, MT Vernon, Milo-Grogan, Franklinton, Merrion Village, Hungarian Village, Southern Orchards, Driving Park, Olde Towne East, Franklin Park, King Lincoln, Old Oaks, Livingston Park are all but not limited to some areas in Columbus, Ohio I think will gentrify quickly and make for great long term buy and holds.

As long as you're filing jointly, both meeting the 2 yr use test, and either meeting the ownership test, then the full $500k can be claimed. 

@Tim Delaney is an investor in the Buffalo market and shares many of your views on its long term potential!

This is a challenging time to place tenants.  6 weeks is my second longest ever with the longest being a unit that was ready mid December and took over 8 weeks. 4 months is long.