Then (@Dave Foster and others, please comment here), about a year before they want to retire to Las Vegas, they could 1031 exchange these properties into a single property that would match their future lifestyle.

If you're looking for cash flow you can easily make $300/mo net on a single family property in a better neighborhood/condition.

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.

I figure if the equity we have cash flows better than similar equity in a single family residence in Utah would, then we should consider this AITD as a serious option.

In contrast, partial note investors invest in a portion of the loan’s yield, with no single investor holding a priority position over others.

That is super helpful! 

Single-gender homes are only for transitional housing (like soberliving houses, halfway houses, etc). 

Denise’s approach to passive investing in larger deals would also be a way to generate solid returns without the stress of direct ownership.If you’re looking for actionable next steps:Speak with a business broker to explore your options before selling / tapping into your equity.Talk to a lender to see what financing and leverage options exist.Look into syndications or passive investment opportunities like Denise suggested.Join local and online real estate groups to connect with people successfully executing these strategies.There’s no single “right” answer, but the key is making a decision that keeps your money working for you without locking you into another job.

I personally believe single family produces the best rents and appreciation.

Thanks for his response, super helpful!