OOS is risky at any level, then when you add the other variables, Sec 8, property managers, it's too rich for my blood.

I'm in a beach area where Sat to Sat rentals have been traditional for 100 years, but not any longer since the rise of Airbnb (and less control by local property management companies).

Quote from @Henry Clark: Quote from @Jake Andronico: Quote from @Arn Cenedella: @Jake AndronicoI’ve looked into them but have never executed one.Let me say they will be expensive and complicated.I think what you will find if one is trying to defer $50,000 to $100,000 in gain, it’s not going to be worth the time and trouble.On the other hand, if client is trying to defer gain of $500,000 to $1,000,000, it’s worth the time and trouble.I use First American Exchange for my own account a dozen times and they have been right on the money.Google them and reach out.ArnIt's definitely more expensive than a traditional 1031 exchange, but being able to secure properties upfront can be super convenient.   

Quote from @Rich Davis: I know there have been posts regarding the ever increasing cost of insurance.  

Quote from @David Martoyan: Has anyone here successfully adjusted their strategy to focus on finding deals that don’t follow the traditional ARV formula?

A prudent investor doesn't seek quick riches through shortcuts.

A prudent investor doesn't seek quick riches through shortcuts.

This is one way, but in the traditional sense in private equity, it would be an acquisition fee to the GP, asset/and construction management fee to the GP, and then a waterfall on the exit - possibly include a promote for exceeding expectations.

I've seen some pretty killer terms for foreign national Canadian loans from RBC bank, if they can meet traditional income qualifications.

it doesn’t really matter.In my experience, cash flow will never make you rich.