@Andy Rousch, I recommend you look at the Philadelphia and Allentown markets if you want to be a passive investor, or stay in your local community if you want to be hands-on. 

Here's the scoop:The house has been a rental for @ 6 years with decent income; clearing @ $6k + annually; no mortgage; current market value @ $160kI have probably broken even at this point with initial cost and all (many many) upgrades;  have no idea what the tax situation will be if I sell; would not be able to use 2 year personal residence - no cap gains rule.  

What you would do also depends whether you are investing actively or passively.

Long term goal is to get involved with enough buy and hold rentals to generate passive income and, ideally, financial freedom.

I've been trying to gain all the knowledge possible in regards to REI.

I want to have passive rental income and plan to hold on to the property.I appreciate any and all advice!

I've been listening to the BP podcasts and gaining knowledge about real estate via books, blogs, and articles.

Perhaps I am over thinking it all, and will gain more knowledge when I get there.Warmest Blessings, 

So my gains will be about $250k, which from what I understand i can do a 121 for $125k and 1031 for the other $125k.  

I know that I need to do more networking events to gain more buyers but is there any other solutions that anyone can think to where you don’t have to go through the headache as much of people beading around the bush and not actually being serious about investing.Thank youIan