Toledo is a great market and anything North of highway 475 and West of Lewis Ave is "creme de la creme" real estate in my opinion.

@Javier De la RosaThanks for the feedback.

If he is really old and just wanting to get out of actively managing properties without paying taxes he could just 1031 everything into a DST - Delaware Statutory Trust or several to spread out the risk.

But somethings like Delaware Statutory Trusts, Oil and gas royalty programs, company managed condotels, and things like that can qualify and still be pretty passive. 

I'm looking for deals mainly in the suburbs of Philadelphia (Montgomery county and parts of Delaware county).

@Tyler De Jong Look at the comps in the area.

It's a big change in numbers there for me.It has to be passed. but California Senate President Pro Tempore Kevin de León, a Democrat, and two other senators, have introduced a bill in that state's legislature that would allow individual taxpayers to make a charitable donation to a new state fund and receive a credit for the full amount paid to that fund on their California income tax return. 

Only properties in Puerto Penasco, Los Cabos, Monterrey, Puerto Vallarta, Guadalajara, San Miguel de Allende, Mexico City, Cancun & Playa del Carmen and Merida.

The one tool I have seen used in California is the Delaware Statutory Trust.

Furthermore, I am in Indiana, & I know Delaware is the best state to incorporate in from a general business standpoint.