If you take cash out beyond purchase price there are other rules that come into play. 

He's not naive to think there wasn't more wayyyyy more at play, but rather that this was a contributing factor that added fuel to the dumpster fire.The US Population growth % has been declining since the 1990s so it's not totally new, but we've been able to shave off less births with immigration.

Additionally, your goals will play a big part in what you ultimately decide.

I call this playing moneyball in real estate. 

Couple tax related questions:1) A 1031 exchange would never come into play in this scenario since there's no actual 'sale' taking place. 2) If we did an actual sale instead of a transfer, could he use a 1031 exchange to pay off his RV and pay no capital gains on the difference between the sale price and the $88k he bought it for 30 years ago?

But not ethically or by law.It is possible that the seller instructed the agent to take the best offer above $XXX,XXX and not to play bidding games. 

I played around with various scenarios in interest rates and generally, I don't see negative cash flow until interest rates increase 3.5% in 5 yrs which is double today's offerings.

I’m banking on the long term play hoping the city life in KC will deter some for the slower pace life.

Checked off a bucket list item Monday last week playing a round at Pebble Beach...it was awesome.

Once see in person going to get in touch with the contractor about getting this repaired property however I wanted to see where my legal rights are as I expect this work to be done with no expense to me.One of reason the side yard was so important is we allow tenants to have animals and for an in city rental it was popular to have the yard for animals and kids to play in.