i bought the property middle of July, it is a flip, that's why i knew i could not do a 1031 exchange. my realtor / PM and another Realtor from the Firm have buyers that are interested in buying the place, the opportunity is there to make some quick money and i would like to take it. the home is in an area that doesn't and hasn't appreciated rapidly. right now the commercial loan i have is interest only for 12 months, then goes to a regular loan between taxes, insurance, loan, maintenance etc. my carrying costs would be about $2000 / month or $20,000 for the 10 months i have to wait in order to do long term capitol gain. then i would also have to worry if i can find a buyer then.

I need a trusted real estate agent that can find me the houses, someone to manage the contractors for rapid turn around and then someone to sell them.

I am probably not acquiring more properties so I am converting my incremental cash flows in to fun money that the tenants are providing and because my properties appreciate well I am still increasing my net worth.

Absolutely great points I only have one question, what do you mean by rent rolls showing increments of 25 and 50?

I always hear that xyz area in the city is growing rapidly and in 5years the land cost may rise by leaps and bounds.  

The neighborhood in Atlanta is RIPE with investor activity and is transitioning rapidly.

That's because you need really big pockets (at least 7 figures) to be able to control an entire neighborhood...which is how you can make those really big profits.Detroit, thanks mainly to a huge change in politics at both state and city level (FINALLY), is on a very rapid pace to becoming a great city again.  

We are finding that now that the short sale/foreclosures are gone, values are rapidly increasing.

Pittsburgh sees pretty consistent appreciation city wide and we have our more rapidly appreciating areas as well. 

I’d hit up areas where population growth is rapidly increasing.