Hospitality and retail are likely to see significant opportunity across the country for investors that are experienced and well-positioned financially, and Nashville in particular has a lot of exposure to that industry.

my advice is to sell the house...whatever you make off that, use to buy a rental or something else with much less risk, mortgage exposure, and will prob throw off better cashflow, plus you will have more equity

I have a problem and would love to hear some opinions on this.Here is the scenario: a $1.5M tax exposure (net profits on sale of property) and a lack of desire to pay Uncle S. and CA 50% of that ($750k).So the question is, would you pay the tax and keep gong or would you 1031 exchange this into a buy and hold deal (perhaps commercial deal or 100+ unit apartment building) to avoid the tax?

I would step in the shoes of the note holder or seller.This is a great way to limit exposure to financial loss and providing an opportunity to acquire properties while receiving a fee or premium for the service.

The important thing is understanding your exposure and match it with the "best practices."

if your answer is no, you should have no problem getting a landlord fire policy through your current homeowners insurance carrier and then your existing liability coverage will extend and you can add an umbrella for extra coverage on all the properties' exposures.  

If your contracts are structured correctly there is no liability or specific performance exposure other than your earnest money, and even that should be fully refundable if you have an option period.

However, I have had some indirect exposure as I've been working in the commercial mortgage industry since graduating from college in 2011 (mostly on the underwriting and portfolio management side). 

@Jonathan Klemm so I've done a lot of my research and with the winter heat humidity and all the exposure to the elements anything with adhesive might peel off maybe the one you recommend will hold up to these issues. don't want that I have a picture will probably cost about 600 bucks for all three flights of stairs.

Yes the company increases they're risk exposure, but at the same time actually mitigating risk because if borrower default on the first position debt portion, one capital partner has claim to the full stack.