Many lenders are using an internal construction loans to replace Homestyle, ChoiceReno, and 203k out of simplicity.

Our utility has been cutting power every time there is a red flag fire danger her now because of that, and they are also rapidly replacing old poles and requiring new lines to be buried etc. to avoid getting sued like PG&E did.

There are more factors than just pure cashflow and it seems like you are in a good position to be successful.  

Replacing countertops, though, is a capital improvement and usually has to be capitalized and depreciated over time.

Pure client service.  

Instead, you must invest in a purely passive way, such as a syndication.Second, real estate is a tax-favored asset and investing in a tax-favored asset through a tax-deferred vehicle is a bad idea. 

If it is that, then just replace the old one with a new one you should be good to go. 

Bryan I would say PLANNING IN ADVANCE is key.Lot's of investors like GA as it's own of the best investment warm belt states in the country.You need to determine if you are going residential or commercial for the replacement property and what deal size.

I ultimately obtained a variance to build 12 townhomes and 18 condos reliant on my hardship case and by agreeing to take responsibility for replacing the retaining wall in a re-designed terrace approach that stepped the wall back from the most immediate neighbors which was a rounding error once applied to the overall project budget.

I love my W2 job and am not looking for replacement income, but I do want to diversify my investment portfolio in the real estate sector while keeping my focus on what I love and do best -- emergency medicine!