You ask about a skip tracing issue because you are not having success with it.

Let me also take a moment to thank my parents who instilled in me strong values and the foundation for success!

And in order to defer all tax you must purchase at least as much as the aggregate net sales price of your properties.These all can seem daunting but in my experience exchanges are more successful than not.

I attended the RALA 3-day training in Phoenix and took a couple of online courses as well, and while I found these courses to be very valuable in helping get a clearer understanding of the space and what it might take to be successful, I eventually I found it most beneficial to bring in a partner/advisor who has built residential assisted living facilities here in Texas and has been running them successfully.

Has anyone here been successful in permitting a conversion?

Every market can be invested in successfully.

@Obed Calixte The memories that bring me joy from a career perspective are the times when I've had the good fortune of delivering an above-projection return after a successful investment round trip. 

Depending on your down payment (which it seems like you have a good amount of liquid for that) they can nicely cash flow.Ultimately, success in real estate investing comes down to choosing a growing market, investing in a good neighborhood, and building a strong team to support you.

I personally think you can successfully market both your property management (PM) and buy/sell real estate services under one brand if you position them correctly.

My son is working on his first SubTo real estate deal in Crawfordville, Florida, and I'm hoping to find someone in this community who can offer him some guidance and support.He's eager to learn and navigate this process successfully, but could really benefit from the expertise of someone with experience in SubTo transactions.