@Beth ChangIf you plan to continue being in real estate, it seems like a 1031 is the way to go.Capital gains tax is likely going to be in the $15,000 range.

Much of what is available in our price range are condos and modular homes.

Prices for many Solo 401k providers range from about $500 to $1200 with annual fees often between $100 and $200.

@Greg Dickerson most of the duplexes out here are in the 140-180 range.

Operate a safe business with high standards, have sufficient insurance and you will do fine.

My policy is that I generally do not charge a tenant unless I have sufficient, documented evidence to win my case in court.

What are the price ranges for a duplex there?

For example $300k range SFH, rent ~$1800.

buying the wrong properties to start with in the wrong areas.. low end that look great on paper.. but the tenants are sporadic at best move every year almost always.. and when the house does go vacant they get vandalized  condensers stolen that's what cost in some areas.. to fix that I think you just need to buy at the top end of the rental price ranges so you can attract that long term stable tenant..  

My credit score ranges from 650-705.