That topic gets beat to death every day here on the forums, and I've concluded that sole prop + insurance is the right structure for my situation.For self management, I'm thinking of just starting a simple sole proprietor DBA bank account, i.e.

If you want to work yourself to death, then by all means 1031 at every opportunity.

The discussion over the 'death' of retail is a lengthy one.

You sound like you know some things about RI investing ;) I think we've narrowed our search to the Middletown, Newport, Portsmouth, Tiverton, Bristol areas, nothing west of the islands because of the toll bridge and tourist traffic.

One of my inherited tenants:Sociopath. prime suspect in shooting death of husband, prime suspect in disappearance of second husband, attempted poisoning of 3rd husband, charged with forging checks, self admitted to mental hospital to avoid charges, drug dealer, police snitch, suspected of arson in 3 separate cases, intimidated and threatened all other tenants.

Their father lived in the house until he died 5yrs ago. when I look on the county website dcad. all i see if the grandfathers name. however, when title co pulled title, the grandfathers wife and her second husband is also on title because the wife did submit death cert for the grandfather and changed it into her name. so it went to her second husband after she died but i don't see her death cert or any record of him probating it.  

The labor force is already down ~7 million (of 160 million total) workers due to extra early retirees, millions extra on disability, extra deaths, and no immigration for 1-2 years; so, companies have already taken unintended layoffs of 5%. 

And in any case you need to keep financial records to show what you paid off.What you do not want to do it pay off her debt, let her walk away debt free after 3 years, and you lost your investment as she moves in with a dr.When you enter into marriage, everyone thinks it is wonderful and will last forever, but very few do last until death...and sometimes those that do were assisted to reach that point. 

The buyer is supposedly on his death bed and very motivated, secondary market with no confirmed other buyers.

I have had several experiences of tenants defaulting after just three or four months in a flat, using elaborate excuses that usually involve death of a parent or loss of income.