Right Amit, this problem is actually a simple mathematic equition:one wants to swap a lesser performing rental with the more performing investment.The problem is since the performance is set by market, thus the problem is becoming:one wants to swap a less performing single/MF rental property in specific regional to a regional syndication economy that's more performing.In reality, these are difficult as the home price is rising and rent growth for SFR is higher than the growth of apartment/multifamily complexes esp. if it's class A property.Solution ?

@Duarte MarquesPossibly but highly not recommendedFor those with no real estate experience or experience in taking on debt, it’s not easyTo do it also with little to no down payment or reserves in most occasions will end in disasterReminds me of when in high school a friend used to let his dog drive his car.

A strong local presence ensures that your property is being handled by someone who understands market trends, tenant expectations, and the best vendors to work with.Beyond just managing your property, your PM team should also be aligned with your investment goals and able to help you strategize for long-term growth.

@John Kirtley It's definitely gone up a lot in value, but you can compare the values to Folly or Isle of Palms (Sullivans isn't really comparable) to see the future growth.

We are starting to explore options for buying his shares to eliminate him as a risk and a roadblock but still have funds leftover for growth.

My recommendation would be different if you were a high-income earner or if you wanted steady equity growth.

The biggest thing is vetting the operator as they ultimately drive the returns.

I'll drive you down the streets of Lehigh acres where they build and show anyone the gap between market rents (real asking prices) and their pro formas 

Sherman does seem interesting though because of the lower cost and growth potential.  

Target areas with high rental demand, job growth, and population increases to ensure strong occupancy and appreciation.