Retail real estate demand is still here (in Florida anyway and a lot of other agents I have spoken to across many major markets - except NYC). 

Germain act requires lenders to make an exception if the loan is transferred from borrower to child.

I have confidence in my ability to do everything necessary with the exception of getting a loan. 

Normally net passive losses can't be utilized on your return to offset other income.There is an exception is if you have passive losses from rental real estate.

There are some exceptions, of course, like complex structures or buildings over three stories. 

It's been an exceptionally profitable niche for our fellow investors & especially for us.

I agree with everything @Benjamin Vail said with the exception of Price labs being the clear winner.

That was the exception.

But the guests are not going up particularly much. to me the 800- pound gorilla in the room is still too many people piling in thinking short-term rentals are the answer. except for a few markets, and I'm not even sure about them, I am expecting a mega collapse in short term rental markets, and it's just a matter of when.

This means the NOI the property generates (all income less vacancy and expenses with the exception of debt service) has to cover the total debt service (including any seller notes) plus 25%.