However, we play to sell within the year and either buy another primary residence that better fits our needs or buy an investment property and use the cash flow to pay for our rent - that's the choice we've given ourselves.So, if we did go the investment route, I was thinking that I would invest out of state where the cap rates are much higher and gain enough cash flow to live almost rent free (I think I would need a cap rate of about 10% on a $700K or $800K property).

But, it is better to air on the side of enough than not enough if you have the choice.  

The first time I had more than one offer accepted at a time, I made a choice...I chose to find a way to do more than one deal at once instead of letting the other deal go.

Or I guess you can do 1 unit at a time and move the tenants to the rehabbed unit if they are agreeable to your rent increase.In my instance my only choice is to give 30 day notice because my after rehab will be a increase in rents from 450.00 to 650.00.Not many tenants would be happy with that.

@Steven Baca       I decided to purchase $55k worth of scratch offsAlways a good investment choice!

I will be taking the program online and there are so many choices!

Tenants will still most likely move in the summer by choice but leave in the winter when they need to with a term or on M2M.

While I won't be paying down my debt early, I will soon find myself confronted with the choice of either to refinance/releverage/trade up, or to continue paying down my debt.The answer to whether you should pay off your debt or not comes down to two personal questions you have to ask yourself:1) Can I get a better return elsewhere? 

I want to be bolder and make more riskier choices, The buy and hold of single family homes is pretty good, but I can't find no return on my investment until I sell it seems like.Thank you so much!

Considering where Hoboken has gone I assure you @Mark Fedorov   has made a good amount of money even if he bought at a high price (by the way interesting choice in Allentown Mark)2)If you don’t want to have your view of the market be the primary driving factor the only other way I know of is to have something else few can do or are willing to do.