The cash flow and appreciation will come if you buy right from the beginning then you can enjoy cash flow later as you scale up and this is why I'm looking to do a cash out refinance and get my money back.

That way I can leave my job before the lay-offs happen and create enough wealth to have the time to do the things I enjoy. 

I enjoy the area Im in, and Im quite stubborn when it comes to jobs.

@Justin ShanahanI enjoyed your review.

I enjoyed the read.

Given the cash flow you're currently enjoying, I don't think converting it back to a primary just for this exemption is the right move.A 1031, however, could be a great play since the value of the property is so high.

Sounds like you're doing it right, especially if it's something you truly enjoy doing.Best of luck to you!

I considered rebo but tried Property Radar first and really enjoy it... 3 day free trial for starters to get a feel!

There are of course, deals to be had in every market and we've enjoyed our fair share...but what do you do between the one-in-a-millions...?  

It takes twice as long, is half as good, and the material cost is about 20% higher.I'll continue to do some of the work myself because I enjoy it and I think the education is helpful for future decision-making, but I'm aware that it's an expensive hobby to do my own work.