It's "not a profit center," but a flat property management fee combined with first-year rent and maintenance guarantees makes me a little suspicious about years 2-10...3.

The initial outlay for the rental combined with the work involved in being a land lord and not having the property local may not be worth what I would get in retrun, even in the monthly cash flow is positive.So I turn to my friends here.

You are right at the point where you will have too many properties to combine them with your personal home and auto, and will need a commercial policy.  

He said that with the deductions he could take for it combined with what he could sell it for used after 5 years he could basically use the thing for 5 years for free.Be 5hat as it may, PM me with what you are looking for and where.  

Using a combination of 1031 exchanges, installment sales, master leasing, options and gifting was appropriate in many cases to optimize the orderly disposition of the portfolio.Best of luck

Prior to this mindset we started looking for our second home with a realtor Should I back out of looking with realator or be split it up i.e. combine 25k and 38k to invest while renting, or happy medium of 25k on second home and 38k in investment?  

The taxes and insurance combined are about $100 a month, the housing association fees are $175 a month (includes some insurance, water, trash, repairs/upkeep from the walls out etc.) 

Both sides are currently rented by long term tenants for a combined $975/mo.  

Due to a combination of events, divorce, condo investing, untimely market, loss of job all within 2 years of one another, I had managed to lose 50 % of my net worth and pretty much through in the towel on REI with the exception of my primary residence.

My solution is for them to be able to sell the house for cash,as-is, and then combine that with the check from insurance company to buy a new house.