@Joseph Sakic the "pain" is directly related to:1) How much your current PMC cooperates2) What paperwork you already have or can get to send to the new PMC

Consider using an FHA loan to secure a 1–4 unit property with just 3.5% down and take advantage of tax benefits by living there for at least two years.

That being said, I will preface this with the fact that I have a legal background, specifically with estate planning and asset protection as it relates to real estate.

Also know that building a home seldom goes as expected - I have relatives that just built a nicer house… they thought it would take 9 months… it literally took 18-24 months between delays in permitting and the builder just not being able to get it done in a timely manner - often due to sub-contractor issues.  

However, you really have to analyze the costs and benefits to see if it's worth the trouble.

Here is my list of the most dangerous real estate related investments for the “non professional” investor lacking direct knowledge  and experience in these investments 1.

You’re already getting the tax benefit, so I wouldn’t feel the need to roll the gains into more real estate.

The rent-to-price ratios are strong, property values remain relatively affordable compared to many other cities, and the city has been seeing real economic and population growth.I invest in Detroit myself and have built a portfolio of 12 doors there.

Can you share some financial numbers related to your house hack?

My income doesn’t show itself as being very high, but I have a relatively large amount of cash to put down.