I agree with you, for my level of risk tolerance, I am leaning toward owning fewer properties so that it allows me to be more involved in the day to day management and be instantly aware of any problems that can be attributed to landlord's negligence.

Then you have instant equity when the market has risen and pre-set sales price.The down side is interest rates on loans might be higher down the road and mortgage insurance for people putting down less than 20%might increase when you are ready to purchase.

I'm looking for people that are capable of selling to me at a price that will actually allow me to cashflow and give me instant equity.Here is how I have to go about getting this information.1.

The buyers info will be there and you now have an instant list.

They promise instant riches with little work, no money, and no credit.

This can infuse your property with instant equity.

This test fails, however, because every lotto winner instantly meets the test despite their education or background, so the suitability test of "sophisticated investor" should play a strong role in the suitability analysis.  

We would like to have instant equity built in with future diversified retirement/ income once Reno loan is paid off.  

A good contractor won’t take a look for nothing and will instantly look down upon someone who wants them to take a look for nothing.

People need to get control of their debt and quit this instant gratification crap.